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Item 4
OF ARC{ r 7 /Illy: {Uyz.,S,1901 ;two �a+uniryot �� STAFF REPORT Development Services Department DATE: August 26, 2014 TO: Honorable Chairman and Planning Commission FROM: Jim Kasama, Community Development Administrator By: Lisa L. Flores, Planning Services Manager SUBJECT: CONDITIONAL USE PERMIT NO. CUP 13-02, ARCHITECTURAL DESIGN REVIEW NO. ADR 13-03, AND TENTATIVE PARCEL MAP NO. TPM 13-02 WITH A MITIGATED NEGATIVE DECLARATION FOR A NEW MIXED USE DEVELOPMENT AT 57 WHEELER AVENUE Recommendation: Adopt Resolution No. 1911 SUMMARY The applicant, Alicia Barclay on behalf of DPP Arcadia, LLC, requests approval for a four-story Mixed Use development that consists of three stories of residential units (38 apartment units) over 16,170 square feet of ground floor commercial uses, and one level of subterranean parking. The Project also includes a 2,730 square foot public outdoor plaza that will be located between the existing 24-Hour Fitness building and the proposed development. The proposal includes Zoning Modifications for parking and private outdoor space for the residential units. It is recommended that the Planning Commission adopt the Mitigated Negative Declaration for CUP 13-02, ADR 13-03, and TPM 13-02, and approve the project, subject to the conditions of approval listed in this staff report, and adopt Resolution No. 1911. BACKGROUND The Project site is approximately 34,107 square feet (.0783 acre) and is currently improved with a 7,706 square foot, one-story restaurant and a surface parking lot area containing 46 parking spaces. The restaurant is not currently in operation and has been vacant since mid-2013. As part of the proposed project, this site will be subdivided from the northern portion of the property that contains the 24 Hour Fitness health club through a Tentative Parcel Map. The two parcels will share a reciprocal access easement and a utility easement. Ingress/egress to the site is provided through a driveway on Wheeler Avenue and through a driveway on Santa Clara Avenue that connects the Project site through the 24 Hour-Fitness parking structure. The Project site includes the landscaping and trees along First Avenue and Wheeler Avenue frontage, as well as some landscaping and trees in the parking lot medians and at the building entrance. The Wheeler Avenue sidewalk includes four mature Engelmann Oak trees. In 2010, in conjunction with the General Plan Update, the subject property and a small core area within the Downtown area were rezoned from Commercial Manufacturing (C- M) to Downtown Mixed Use (DMU). The current General Plan land use designation of the site is "Downtown Mixed Use". This designation allows for combined commercial and residential developments, and stand-alone commercial uses; however, exclusively residential developments are not permitted in this area. The Downtown Mixed Use designation provides for more intense, mixed-use development around the Gold Line station to create a complete, compact, walkable neighborhood that can take advantage of public transit. The Project site is just one block south of the new Gold Line station, which is at the northwest corner of First Avenue and East Santa Clara Street. PROPOSAL The Project is currently located on the same parcel as the adjacent 24 Hour Fitness health club and parking structure. It is proposed that the Project site be subdivided to separate the new structure from the 24 Hour Fitness project. The lot area for the 24 Hour Fitness site with the parking structure will be 48,003 square feet with a floor area ratio of 0.68, and the lot area for the proposed project will be 34,107 square feet with a floor area ratio of 0.54. Both projects are well below the maximum allowable floor area ratio of 1.0. The proposed mixed-use project involves the construction and operation of a four story mixed-use structure with three stories of residential Onits (38 apartment units) over approximately 16,170 square feet of commercial uses and one level of subterranean parking. The ground floor commercial space will consist of 5,440 square feet of office space; a 4,550 square foot retail space (Space A); and a 6,180 square foot retail space (Space B). The primary entrance to the office space would be on Wheeler Avenue, but will also have rear access to the plaza on the north side of the building, adjacent to the 24 Hour Fitness building. Retail Space A, located at the northwest corner of the proposed building, would have its primary entrance on First Avenue; however it will also have a second doorway that opens to the proposed plaza area. It is anticipated that the outdoor seating provided in the public plaza would primarily serve the future tenant of this space. Retail Space B, located at the southeast corner of the proposed building, would have primary access through a corner entryway facing the intersection of Wheeler Avenue and First Avenue and secondary accesses along the Wheeler Avenue and First Avenue frontages. While it is anticipated that retail businesses would occupy the retail spaces, it is possible that restaurant uses could lease portions of the spaces in the future. Restaurant uses are permitted by right in the DMU zone as long as they comply with the minimum off-street parking requirement, which for restaurants under 1,500 square feet and with a maximum of 12 seats, the off-street parking requirement is CUP 13-02, ADR 13-03, and TPM 13-02 57 Wheeler Avenue August 26,2014 Page 2 of 23 the same as retail uses (5 per 1,000 square feet) and no new entitlements would be required. However, if a future restaurant use exceeds the 1,500 square foot size limit and/or the 12 seat limit, additional parking would be necessary and a new parking analysis would be required at that time. The Project will provide a total of 308 parking spaces: 14 surface parking spaces, 60 below grade parking spaces, and 234 spaces within the 24 Hour Fitness parking structure. The Project includes a 2,730 square foot public outdoor plaza area that would separate the Project from the existing adjacent 24 Hour Fitness building to the north. The Project also includes a curb extension at the corner of Wheeler Avenue and First Avenue to expand the sidewalk at that location and to facilitate additional on-street parking along First Avenue. This is discussed in detail later in this staff report. The residential component will occupy the second, third, and fourth floors of the proposed building, and will consist of 27 one-bedroom units, and 11 two-bedroom units. Five of the two-bedroom units will be two-story units (Units 7-11). The apartments vary in size from 880 square feet to 1,464 square feet. All the units will have a private deck or balcony ranging in size from 50 square feet to 468 square feet, and there will be a common courtyard with landscaping and barbeque facilities for the residents. The proposed project requires the following actions/approvals: 1. Adoption of the Initial Study/Mitigated Negative Declaration and Mitigated Monitoring and Reporting Program. 2. Tentative Parcel Map — Subdivide the 1.88 acre parcel into two lots and establish easements. The 24-Hour Fitness building and parking structure are currently located on the same parcel as the Project. The Project site is to be separated from the 24 Hour Fitness project in order to accommodate the new mixed use structure. 3. Conditional Use Permit—As required by the Arcadia Zoning regulations, mixed- use projects in the Downtown Mixed Use Zone (DMU) require a Conditional Use Permit (CUP). Approval of this CUP is for the specific project plans for the new four-story mixed use development that consists of 38 apartment units, 10,730 square feet of retail floor area, and 5,440 square feet of general office space. The retail and office uses will occupy the ground floor while the apartment units will occupy the three stories above. The project includes two Zoning Modifications: a. Parking Modification — The Project will not provide the minimum number of required off-street parking spaces; therefore, approval of a Modification is required to allow the Project to utilize nearby public parking spaces in lieu of satisfying the requirement (308 parking spaces in lieu of 336 spaces as required per Code). The peak parking demand is expected to be 345 parking spaces during the weekday peak hours (between 6:00 PM and 8:00 PM) for 24 Hour Fitness. CUP 13-02,ADR 13-03, and TPM 13-02 57 Wheeler Avenue August 26, 2014 Page 3 of 23 b. Private Open Space — The Project will not provide the minimum amount of required private open space for 27 of the 38 residential units, therefore a modification will be required to allow the Project to count the common open space toward this requirement. 4. Architectural Design Review — Architectural design review is to ensure that the Project is consistent with the City's design guidelines. 5. Oak Tree Removal in City's Right-of-Way — The Project would require removal of four existing oak trees located along Wheeler Avenue that are to be replaced with new oak trees. An oak tree removal permit is not required since they are located in the City's right-of-way. ANALYSIS The Code requires a Conditional Use Permit (CUP) for any mixed-use development. The purpose of the CUP is to ensure compatibility with the surrounding uses and that the new mixed use development maintains an active pedestrian environment with commercial uses located along street frontages, and development of the ground floor to be limited to commercial uses. The goal of the DMU Zoning is to transform the core portion of the City's downtown into a dynamic, transit-oriented area. The Project site is located within the City's DMU area and would advance the goals of the City's General Plan Land Use and Community Design Element by providing complementary service and retail businesses, professional offices, and residential uses, and by incorporating public open spaces as integral components in the vicinity of the Gold Line station, which is located one block north of the Project site. Building Design and Setbacks The Land Use and Community Design Element of the City's General Plan identify the area that is within a quarter-mile radius of the Gold Line station as an "activity node," which is defined as, "places of pedestrian activity and excitement. These are places where people congregate, socialize, and shop. They are also places where residents can leisurely stroll, participate in a recreational activity, or relax and experience the outdoors." To ensure that this Project meets this goal, the proposal went through many iterations to include a pedestrian-scaled outdoor plaza area located off of First Avenue between the new mixed-use building and the existing 24 Hour Fitness building. The plaza will include a water feature, landscaping, and seating areas. The Project will be in compliance with the height limit in the DMU zone, which is 4 stories or 50 feet, plus a 10'-0" height allowance for rooftop equipment or structures. The height of the proposed building will be approximately 49'-7", with an additional five feet for mechanical equipment screening. The ground floor will be 15'-0" high, while the second and third floors will be 11-0" high, and the fourth floor would be 12'-7" high. The exterior of the building Ill include bdc and stucco to highlight althewgropnde floor awnings and painted m etal p anes CUP 13-02,ADR 13-03, and TPM 13-02 57 Wheeler Avenue August 26,2014 Page 4 of 23 commercial spaces. The Wheeler Avenue frontage will feature a 4-story high wall area between the office and retail spaces that is to incorporate public art (e.g., a painted mural). On the west elevation, metal latticing on the exterior wall will create visual interest and texturing of the façade. The canopies, posts, and railings are to be decorated with ornamental iron work. As shown on the attached site and floor plans, the Project is designed to activate the street frontage by orienting the retail components towards First Avenue with access to the Gold Line station. Residential access is to be secured/keyed, and provided at the following locations: 1) Wheeler Avenue from a residential access doorway and staircase located between the office and retail spaces; 2) from the subterranean parking garage; and 3) a residential lobby that faces the outdoor plaza on the north side of the building. All residential units will be accessible from interior walkways that connect to the elevator and three stairwells. The elevator will provide access to the basement parking garage, the residential lobby, and all three residential levels. The Project includes sustainable features, such as bicycle parking for the residents, tenants, and visitors, and it is to be designed to meet or exceed the construction standards for Silver certification by the Leadership in Energy and Environmental Design (LEED) Rating System and the U.S. Green Building Council. As part of the LEED certification, the project is to include energy efficiency measures and other green building standards. The Project will exceed the California Title 24 Energy Code by 15 percent by utilizing energy-efficient lighting and water-efficient plumbing fixtures. It will be the first project in Arcadia to achieve LEED Silver Certification. Removal of Oak Trees in the City's Right-of-Way The Wheeler Avenue sidewalk area includes four mature Engelmann Oak trees. According to a Certified Arborist, the trees will not be able to sustain the impacts of the construction of the Project as there is not adequate space to establish the necessary protection zones. Therefore, the trees are to be removed. Replacement of these trees is acceptable because these trees were planted as street trees and did not occur naturally on the site. The trees are not part of a native plant community, and they do have special status listing that is applicable to the site specific context. The City's Arborist agrees with the recommendation in the report and with the mitigation measure that the developer replace the oak trees with four, new, 36-inch box, Holly Oak trees. These new trees will match the existing street trees in front of the Post Office and provide a consistent streetscape appearance. Off-Site Improvements and Street Furniture As part of this project, the City's Engineering Division is requiring that the sidewalk corner at Wheeler Avenue and First Avenue be extended by approximately eight feet into the roadway to terminate the parking lane along First Avenue to facilitate additional street parking. The curb extension would not affect traffic flows or timing. This corner extension is shown on the tentative parcel map and site plan. CUP 13-02,ADR 13-03, and TPM 13-02 57 Wheeler Avenue August 26,2014 Page 5 of 23 The curb extension will also enhance the pedestrian experience at the crosswalk. No utilities or street infrastructure (e.g., storm drains, lighting, or traffic signals) would need to be relocated as a result of the curb extension. The applicant also plans to enhance the sidewalk with A108 of the archit ctural plains) each side of the street (refer to Attachment No. 4, page Traffic A traffic impact study was prepared to identify and evaluate t e potential impacts of the traffic generated by the proposed mixed use project. evaluated: • First Avenue & Santa Clara Street • First Avenue &Wheeler Avenue • First Avenue & Huntington Drive The proposed project is expected to generate 32 net Burin ehhe Ptri rips peauring the AM peak hours (7:00 AM to 9:00 AM) and 57 net new trips g PM to 6:00 PM). The proposed project is not expected to result in significant traffic impacts at any of the intersections, and no mitigation{Pro ram (CMP)required. oadway system, was also conducted of the Congestion Management g and it was determined that the proposed project will not result in significant impacts at any of the CMP intersection or freeway monitoring locations. Modifications The applicant is requesting the following two Modifications from the City's Zoning Code: A. Off-Street Parking The project will include 74 on-site parking spaces: 14 surface surface g spaces and would 0 in the underground parking structure. A portion of the 14 parking for guests and customers of the commercial ark nSes, wh l the es spaces beow is to grade would be reserved for residents. Additional ghe adjacent 24 Hour Fitness be available through a reciprocal parking easement in parking structure, which contains 234 parking spaces for h three new Prs. aot l of 308 parking spaces is to be provided for the parking needs Fitness. The following is a breakdown of the parking requirements for the proposed project, and it should be noted that for any commercial use locaeSda 25% red o t onfeet of he mile) off street light rail station (Gold Line), the City Code provides parking requirement. Based on the proposed uses in the mixed use development, and the existing 24Hour facility, the Code requires 336 parking spaces: CUP 13-02,ADR 13 57 W 13-02 heeler Avenue August 26,2014 Page 6 of 23 • 24 Hour Fitness Health Club — 202 parking spaces, as determined through the approved Conditional Use Permit (CUP 2005-018). • Mixed Use Residential — 76 parking spaces for 38 units — 1.5 parking spaces for each apartment unit, plus 1.0 guest parking space for every 2 units. • Retail & Small Restaurant (up to 1,500 square feet and 12 seats or less) —41 parking spaces at 5 per 1,000 square feet of gross floor area minus 25% • General Office — 17 parking spaces at 4 per 1,000 square feet of gross floor area minus 25% Total City Code Required Parking = 336 spaces Therefore, at full occupancy the project would result in a shortfall of 28 parking spaces based on the proposed parking supply of 308 spaces. A parking and traffic study was required for this project, and it included an analysis of how much parking would be needed at particular times. The conclusion is that the only times when the parking demand would exceed the proposed supply of 308 parking spaces would be from 5-8 PM on weeknights when up to 345 spaces would be needed. This indicates a deficiency of up to 37 parking spaces during those times. This is due to the existing 24- Hour Fitness facility that experiences its highest demand of 240 parking spaces during those times. During the other time periods on weekdays and weekends, the proposed supply of 308 parking spaces would be more than adequate with 9 to 240 spaces being available. A review was conducted to determine whether the City's public parking lot (Parking District 2) that is located immediately to the southwest of the Project site can accommodate the parking demand of the proposed Project during the 5-8 PM weekday peak periods. Based on the data from the Downtown Parking Study (2012 and 2014), there are 128 parking spaces available in the City's parking lot on weekdays from 5:00 PM to 8:00 PM. Therefore, the City parking lot can accommodate the Project's maximum parking deficit of up to 37 spaces. Utilizing the City's parking lot to alleviate a site-specific deficit is consistent with the City's General Plan policy to encourage shared use of the parking areas and establish a "park once" system in the Downtown. Also, as part of the project, a smart parking system is to be installed in the existing 24 Hour Fitness parking structure and in the new mixed use parking structure. These sensing devices will determine the occupancy at each level of the parking structures and display the information to drivers to alert them of the parking availability before entering into a structure. The smart parking system would help maximize utilization of all parking spaces within the structures and improve the general accessibility and traffic flow. CUP 13-02, ADR 13-03, and TPM 13-02 57 Wheeler Avenue August 26,2014 Page 7 of 23 B. Private Open Space The Code requires that all residential units in the DMU zone have a private outdoor area of at least 100 square feet. Each residential unit will have a private balcony or patio space that ranges in size from 50 square feet to 468 square feet. These will look out at the interior courtyard and/or onto Wheeler Avenue or First Avenue. However, 27 of the 38 residential units will not have the minimum 100 square foot requirement. The cumulative deficiency is 1,139 square feet of private open space. Alternatively, the proposed project will include approximately 1,741 square feet of common courtyard area for the residents. The applicant is requesting a Zoning Modification from the City's open space requirement to have the 1,741 square feet of common courtyard space be a substitute for the private open space deficiencies of the 27 affected units. It is staffs opinion that the modification is acceptable because the proposed open air courtyard provides a recreational space for the residents and serves as a light well that will bring daylight to the interior sides of the units. The courtyard is to include tables and seating and two barbeque grills. Landscaping and decorative natural stone floor finishes will add visual appeal to the courtyard space. In addition to the private open spaces and the courtyard area within the development, the proposal includes a 2,730 square foot public outdoor plaza with seating, landscaping, and a water feature between the Project and the existing 24 Hour Fitness building located to the north. The plaza will be accessible to the public from First Avenue, and will have direct access from the proposed mixed-use building through the ground floor commercial space and the residential lobby. FINDINGS Conditional Use Permit Section 9275.1.2 of the Arcadia Municipal Code requires that for a Conditional Use Permit to be granted, it must be found that all of the following prerequisite conditions can be satisfied: 1. That the granting of such Conditional Use Permit will not be detrimental to the public health or welfare or injurious to the property or improvements in such zone or vicinity. The proposed mixed use project will not be detrimental to the public health or welfare, or the surrounding properties because the mixed use is guided by the policies and vision of the General Plan and the detailed development standards in the Zoning Code to provide opportunities for complementary service and retail commercial businesses, professional offices, and residential uses to locate within the City's downtown. A traffic study was prepared for the project and it is not expected to result in any significant traffic impacts at any of the three intersections that were studied and no traffic mitigations are required or recommended. A noise analysis was prepared to analyze any potential impacts from the surrounding traffic or operations of the adjacent rail line. Although the project would not result in CUP 13-02, ADR 13-03, and TPM 13-02 57 Wheeler Avenue August 26, 2014 Page 8 of 23 significant impacts related to noise, mitigation measures have been incorporated into the project to ensure that the impacts remain less than significant. A sewer capacity study prepared for the project indicates that there is sufficient sewer capacity to serve the project. Based on this information, the proposed project will not be detrimental to the public health or welfare or injurious to the other properties in the area. 2. That the use applied for at the location indicated is properly one for which a Conditional Use Permit is authorized. The Downtown Mixed Use Zone encourages different land uses (e.g. residential and commercial) within a mixed-use project that offer opportunities for people to live, work, shop, and recreate without having to use their vehicles. This area has struggled and has never really found the right mix of businesses to allow the Downtown area to thrive. The proposed project and its close proximity to the Gold Line station, will provide an opportunity for a lively street scene to come to this area, and help revitalize the Downtown since it will attract both commuters to shop or dine, and residents who want to live within walking distance of commercial amenities and be able to ride the train to work. 3. That the site for the proposed use is adequate in size and shape to accommodate said use, and all yards, spaces, walls, fences, parking, loading, landscaping, and other features required to adjust said use with the land and uses in the neighborhood. The project site is appropriate in size and shape to accommodate a functional and desirable mixed-use development, and a pedestrian scaled outdoor plaza area that is located along First Avenue between the new mixed-use building and the existing 24 Hour Fitness building to the north. The Project at full occupancy has adequate parking to accommodate all the proposed uses, with the exception of the periods from 5:00 PM to 8:00 PM during the weeknights, but there is ample parking available in the City's Parking District 2 (located immediately to the southwest of the project site) during those time periods. Therefore, the site is adequate in size and shape to accommodate the proposed use. 4. That the site abuts streets and highways adequate in width and pavement type to carry the kind of traffic generated by the proposed use. The site is located along First Avenue and Wheeler Avenue and primary access to the site would be through a driveway on Wheeler Avenue, which would be located beneath the second floor residential units and would be connected to the underground parking structure; as well as to the existing 24 Hour Fitness parking structure on the north side of the building, which also accesses Santa Clara Street. Wheeler Avenue is a local street and First Avenue is identified as a collector street in the City's General Plan. First Avenue, immediately adjacent to the project frontage, meets or exceeds the City's minimum roadway and right-of-way standards for collectors; therefore, no additional roadway dedication or widening is required. CUP 13-02, ADR 13-03, and TPM 13-02 57 Wheeler Avenue August 26,2014 Page 9 of 23 5. That the granting of such Conditional Use Permit will not adversely affect the comprehensive General Plan. Approval of the mixed use project will not adversely affect the General Plan. In fact, the proposed project would advance the goals of the City's General Plan Land Use and Community Design Element bYproviding ices, complementary and es residential uses and and retail by commercial businesses, professional incorporating public open spaces as an integral component of the planned Gold Line station, which is located one-block north of the subject site at the northwest corner of Santa Clara Street and First Avenue. Tentative Parcel Map The proposal includes the subdivision of the 1.88 acre property into two lots through the Tentative Parcel Map process — see the attached Tentative Parcel Map. The proposed subdivision complies with the subdivision regulations of the Arcadia Municipal Code and the State Subdivision Map Act, and will not violate any requirements of a California Regional Water Quality Control Board. The following two findings are required for approval of a Tentative Parcel Map: 1. That the proposed subdivision, together with the provisions for its design and improvement, is consistent with the City's General Plan. The proposed subdivision is consistent with the City's General Plan because the two parcels will each have street frontage, provide for shared parking, and the mixed use project will include a pedestrian scaled uildindoand plaza the existing c24 Hour Fitness Avenue between the new mixed-use building building to the north. 2. That the discharge of waste from the proposed subdivision into the community sewer system will comply with existing sting, requirements prescribed by a California Regional Water Quality The Arcadia Public Works Services Department confirmed that the proposed development will be adequately served by the existing sewer infrastructure and the requirements of the California Regional Water Quality Control Board will be satisfied. ENVIRONMENTAL ASSESSMENT Pursuant to the provisions of the California Environmental Quality Act (CEQA), the Development Services Department prepared the attached Initial Study and Mitigated Negative Declaration (MND) for the proposed project (refer to Attachment No. 2). The project with the proposed mitigation measures will have less-than-significant impacts for the following areas: Biological Resources, Cultural Resources, Geology and Soils, Hazards/Hazardous Materials, and Traffic/Transportation. A detailed review is included in the Initial Study. The mitigation measures and regulatory requirements have been added as conditions of approval (Condition nos. 27-53) for the project. The City has CUP 13-02,ADR 13-03, and TPM 13-02 57 Wheeler Avenue August 26, 2014 Page 10 of 23 prepared a Mitigated Negative Declaration and a Mitigation Monitoring and Reporting Program (MMRP). In accordance with Section 21091 of the California Environmental Quality Act (CEQA) and Section 15073 of the CEQA Guidelines, the Draft Initial Study/Mitigated Negative Declaration (IS/MND) for the 57 Wheeler Mixed Use Project was circulated for public review and comments for 20 days from July 24, 2014 to August 13, 2014. These documents were made available at Arcadia City Hall and at the Arcadia Public Library. During this time period, public agencies, organizations, and the public in general were afforded the opportunity to review the Draft IS/MND, and submit written comments regarding the documents and the proposed project. During the comment period, staff received a letter from Southern California Edison (dated August 13, 2014), and after the review period, a letter from L.A. County Sanitation Districts (dated August 18, 2014). Their comments do not change the conclusions of the IS/MND that all project impacts are less than significant or can be reduced to less than significant levels by the implementation of the recommended mitigation measures. PUBLIC NOTICE/COMMENTS Public hearing notices for this item were mailed to the property owners and tenants of those properties that are located within 300 feet of the subject property — see the attached radius map. Pursuant to the provisions of the California Environmental Quality Act (CEQA), the public hearing notice was published in the Arcadia Weekly on July 24, 2014, including the Notice of Intent to Adopt the Mitigated Negative Declaration, which was filed with the L.A. County Recorder's Office for the required 20-day posting on July 24, 2014. PUBLIC OUTREACH On August 14, 2014, staff presented the proposed project to the Arcadia Improvement Association (AIA) that is comprise of the property owners within the Arcadia Downtown area — see the attached Arcadia Downtown Community Benefit District Map (Attachment No. 5). RECOMMENDATION It is recommended that the Planning Commission conditionally approve the project and adopt the Mitigated Negative Declaration by adopting Resolution No. 1911, subject to the following conditions of approval: 1. Prior to filing the final Parcel Map, a covenant in a form and content approved by the City Attorney for Declaration of Restrictions, Grants of Easements, and Common Area Maintenance Agreement shall be recorded by the applicant/property owner at the Los Angeles County Recorder's Office stating that there will be a reciprocal easement for all access and parking over the common area on both parcels, and permanent access on all the driveway easements. CUP 13-02,ADR 13-03, and TPM 13-02 57 Wheeler Avenue August 26, 2014 Page 11 of 23 2. Prior to approval of the final Parcel Map, the applicant/property owner shall submit to the City Engineer for approval a separate demolition and erosion control plan prepared by a registered civil engineer, which will be subject to the approval of the City Engineer or designee. All existing structures on the Project site shall be demolished prior to approval of the final Parcel Map. 3. No building permits shall be issued until the final Parcel Map has been approved by the City and proof of recordation has been provided to the City. 4. The applicant/property owner oshall 100 and a following Final Approprior al Fee of $25 00 for final Parcel Map: A Map Fee $100.00 total of $125.00. 5. The applicant/property owner shall comply with all City requirements regarding building safety, fire prevention, detection, suppression, emergency access, public right-of-way improvements, parking, water supply and water facilities, sewer facilities, trash reduction and recycling requirements, and National Pollutant Discharge Elimination System (NPDES) measures to the satisfaction of the Building Official, Fire Marshal, Public Works Services Director and Development Services Director. Compliance with these requirements is to be determined by having fully detailed construction plans submitted for plan check review and approval by the foregoing City officials and employees, and shall include, but shall not be limited to the following: a. The applicant/property owner shall provide calculations to determine the maximum domestic water demand for commercial and fire services in order to verify the required water service size required for this project. The calculations shall be submitted to Public Works Department prior to issuance of any permits. b. New water service, if necessary, shall be installed by the applicant/property owner. Installation shall be to the specifications of the Public Works Services Department, Engineering Division. Abandonment of the existing water service, if necessary, shall be completed by the applicant/property owner, according to Public Works Services Department specifications. c. The applicant/property owner shall install a separate water meter and services for residential, commercial, and irrigation uses. All fire services shall be isolated from domestic water services with an approved back flow prevention device. d. A separate landscape meter is required for common area landscape irrigation. The backflow preventer on the common area irrigation shall be the Reduce Pressure Backflow Assembly type as approved by the Public Works Services Director, or designee. CUP 13-02,ADR 13-03, and TPM 13-02 57 Wheeler Avenue August 26, 2014 Page 12 of 23 e. The applicant/property owner shall file a Water Meter Clearance Application with the Public Works Services Department prior to the issuance of any building permits for the project. f. An emergency radio responder system shall be provided in compliance with the California Fire Code Section 510. 6. The prospective residents shall be notified by the applicant/property owner that they are living in an urban area and that the noise level may be higher than a typical residential area per the City's Zoning Code for the Downtown Mixed Use Zone, and the applicant/property owner shall confirm that the prospective residents did receive and understand this information. 7. No live music, entertainment, or alcoholic beverage service and/or sales is approved under this Conditional Use Permit, and any live music, entertainment, karaoke, alcoholic beverage service or sales, etc. shall require a separate Conditional Use Permit for any of those businesses and restaurants. 8. The restaurant uses shall not be open for business more than sixteen (16) hours per day, nor anytime between 1:00 a.m. and 5:00 a.m.; otherwise a separate Conditional Use Permit is required. 9. At least two weeks prior to the proposed start of construction activity, the applicant shall post at least two signs or banners that include a brief description of the project, the anticipated construction schedule, the City's limits on the hours of construction, a contact name, phone, and email of a representative of the applicant/property owner that the public can contact with any questions, concerns, or complaints about construction activity related to the project. If there are any substantive changes in the project schedule or scope of work, or changes in the contact name or information, the applicant/property owner shall immediately provide an updated notice in the manner described above. 10. The property owner/applicant shall submit a map detailing the route to be followed by construction vehicles making deliveries of equipment, materials, and soils to and from the site to Planning Services for review and approval prior to issuance of a grading permit. 11. The applicant shall be responsible for the repair of all damage to public improvements in the public right-of-way resulting from construction-related activities, including, but not limited to, the movement and/or delivery of equipment, materials, and soils to and/or from the site. 12. A landscape and irrigation plan shall be submitted to plan-check in Building Services. The plans shall include irrigation from the project site to landscaping within the public right-of-way. CUP 13-02,ADR 13-03,and TPM 13-02 57 Wheeler Avenue August 26, 2014 Page 13 of 23 13. An exterior lighting and parking structure lighting plan and photometric study showing that light and glare will not exceed one foot-candle at any property line, shall be submitted to Planning Services for review and approval prior to issuance of a building permit. The approved lighting shall be installed prior to final inspection approval and occupancy. 14. A security plan for the parking areas and all gated entries and the building shall be submitted to Planning Services for review and approval by Planning Services and the Police Department prior to issuance of a building permit. The approved security plan shall be implemented prior to final inspection approval and occupancy. 15. The property owner/applicant shall submit a sign program for the project, subject to review and approval by Planning Services. The purpose of the sign program is to maintain design consistency throughout the project, and to expedite the sign permitting process. The sign program shall cover any signage visible from the public right-of-way. The sign program is subject to approval by Planning Services prior to installation of any signs. 16. Storage of bikes, toys, laundry, clothing, or other types of storage is prohibited on any balcony visible from the public right-of-way. This requirement shall be included in the tenant lease agreements. 17. The applicant/property owner shall utilize an existing sewer lateral if determined to be feasible by the Public Works Services Director, or designee. 18. The applicant/property owner shall submit to the City Engineer a Grading Plan prepared by a registered civil engineer, which is subject to the approval of the City Engineer or designee prior to issuance of a building permit. 19. If any drainage fixture elevation is lower than the elevation of the next upstream manhole cover (489.031'), a backwater valve of a type approved by the Public Works Services Director, or designee shall be installed by the applicant/property owner on the lateral behind the property line. 20. New sidewalk per City Standard along First Avenue and Wheeler Avenue in front of the project's frontages shall be constructed at the applicant's/property owner's expense. The applicant/property owner and site superintendent shall coordinate with City Engineer and Public Works Services Director for the protection and/or replacement of existing trees within the City's rights-of-way. 21. The proposed development will require a Standard Urban Stormwater Mitigation Plan (SUSMP) if there will be the creation, addition, or replacement of 5,000 square feet or more of impermeable surface area. The applicant/property owner shall comply with the SUSMP as prescribed by the Los Angeles County Department of Public Works SUSMP Manual and the construction plans shall show CUP 13-02,ADR 13-03,and TPM 13-02 57 Wheeler Avenue August 26,2014 Page 14 of 23 the selected measures on the grading plan to the satisfaction of the City Engineer or designee. 22. An automatic fire-sprinkler system per the City of Arcadia Fire Department Single & Multiple-family Dwelling Sprinkler Standard for residential areas shall be installed by the applicant/property owner to the satisfaction of the City Fire Marshal or designee. The sprinkler system shall be fully monitored, and audio/visual devices shall be provided on all floors and in the basement garage. 23. Automatic gates shall be provided with a Knox switch. A Knox box with keys for access to restricted areas shall be provided to the City Fire Marshal prior to the issuance of the first Certificate of Occupancy. 24. Fire extinguishers of the 2A:10BC type shall be provided in the basement level and on all floors prior to the issuance of the first Certificate of Occupancy. 25. The design of the project shall comply with the applicable California Residential Code and the City of Arcadia Multi-Family Construction Standards to the satisfaction of the City Building Official or designee. Detailed shoring plans shall be submitted to Building Services for review during the Plan Check process. 26. Satellite dishes shall not be placed where they are visible from public rights-of-way. This requirement shall be included in the applicant's tenant lease agreements. 27. The property owner/applicant shall provide trash collection services as often as necessary to ensure that there is no buildup of trash on the site or within the building. Trash placed outside of an unauthorized trash container is prohibited. Storage of trash bins or trash or recycling containers outside of the building for more than 24 hours is prohibited. Mitigation Measures and Regulatory Requirements as Conditions of Approval The following conditions are found in the Mitigation Monitoring and Reporting Program (MMRP). They are recorded here to facilitate review and implementation. More information on the timing and responsible parties for these mitigation measures is detailed in the MMRP. 28. Demolition and grading for the Project shall be performed in compliance with South Coast Air Quality Management District (SCAQMD) Rule 403, Fugitive Dust. In addition, SCAQMD Rule 402 requires implementation of dust suppression techniques to prevent fugitive dust from creating a nuisance off-site. Contractor compliance with Rule 403 and Rule 402 requirements shall be mandated in the contractor's specifications and shall include the measures listed below. Paved streets shall be swept at least once per day where there is evidence of dirt that has been carried onto the roadway. CUP 13-02, ADR 13-03, and TPM 13-02 57 Wheeler Avenue August 26, 2014 Page 15 of 23 • Watering trucks shall be used to minimize dust. Watering should be sufficient to confine dust plumes to the Project work areas. Active, disturbed areas shall have water applied to them three times daily. • For disturbed soil surfaces that will be left inactive for four or more days, a chemical stabilizer shall be applied pursuant to the manufacturer's instructions. • For open soil storage piles that will remain on site for two or more days, water shall be applied once per hour, or coverings shall be installed. • All haul vehicles shall be covered or shall comply with the vehicle freeboard requirements of Section 23114 of the California Vehicle Code for both public and private roads. During high wind conditions (i.e., wind speeds in excess of 25 miles per hour), all earth-moving activities shall cease or water shall be applied to soil not more than 15 minutes prior to disturbing such soil. 29. The Project shall be built in accordance with the Title 24 Building Efficiency Standards and Title 24 Green Building Standards. 30. All oak tree plantings, removals, or alterations associated with implementation of the Project shall be conducted in accordance with the requirements set forth in the City of Arcadia's Oak Tree Preservation Ordinance (Municipal Code, Article IX, Chapter 7). Specifically, in compliance with Section 9703, Oak Tree Protection Regulations, an Oak Tree Permit shall be obtained prior to the removal of or encroachment into the protected zone of any oak tree. As recommended in the Oak Tree Evaluation, the City will require that the four Engelmann Oak Trees along Wheeler Avenue are removed for the Project accord according the direction planted into City of the future landscaped areas Arcadia. 31. Prior to approval of grading plans, Development ctcto Services specifications ensure shall that the following note is included on contractor spe compliance with the Migratory Bird Treaty Act (MBTA): To avoid impacts on nesting birds, the vegetation on the Project site should be cleared between September 1 and January 31. If vegetation clearing occurs inside the peak nesting season (between February 1 and August 31), a pre-construction survey (or possibly multiple surveys) shall be conducted by a qualified Biologist to identify if there are any active nesting locations. If the Biologist does not find any active nests within the impact area, the vegetation clearing/construction work will be allowed. If the Biologist finds an active nest within the construction area and determines that the nest may be impacted by construction activities, the Biologist will delineate an appropriate buffer zone around the nest depending on the species and the type of construction activity. Construction activities shall be prohibited in the buffer zone until a qualified Biologist determines the nest is abandoned. CUP 13-02,ADR 13-03,and TPM 13-02 57 Wheeler Avenue August 26,2014 Page 16 of 23 32. The Developer will coordinate with the Planning Division and the Arcadia Historical Society to install a monument plaque on the proposed building, indicating the location of the former San Gabriel Valley Lumber Company and its importance in the history of the City of Arcadia. 33. Should archaeological resources be found during ground-disturbing activities for the Project, an Archaeologist shall be hired to first determine whether it is a "unique archaeological resource" pursuant to Section 21083.2(g) of the California Public Resources Code (PRC) or a "historical resource" pursuant to Section 15064.5(a) of the State CEQA Guidelines. If the archaeological resource is determined to be a "unique archaeological resource" or a "historical resource", the Archaeologist shall formulate a mitigation plan in consultation with the City of Arcadia that satisfies the requirements of the above-referenced sections. If the Archaeologist determines that the archaeological resource is not a "unique archaeological resource" or "historical resource", s/he may record the site and submit the recordation form to the California Historic Resources Information System at the South Central Coastal Information Center (SCCIC) at California State University, Fullerton. 34. If human remains are encountered during excavation activities, all work shall halt in the immediate vicinity of the discovery and the County Coroner shall be notified (California Public Resources Code §5097.98). The Coroner shall determine whether the remains are of forensic interest. If the Coroner, with the aid of the Archaeologist approved by the City of Arcadia, determines that the remains are prehistoric, s/he will contact the Native American Heritage Commission (NAHC). The NAHC shall be responsible for designating the most likely descendant (MLD), who will be responsible for the ultimate disposition of the remains, as required by Section 7050.5 of the California Health and Safety Code. The MLD shall make his/her recommendation within 48 hours of being granted access to the site. The MLD's recommendation shall be followed if feasible, and may include scientific removal and non-destructive analysis of the human remains and any items associated with Native American burials (California Health and Safety Code §7050.5). If the landowner rejects the MLD's recommendations, the landowner shall rebury the remains with appropriate dignity on the property in a location that will not be subject to further subsurface disturbance (California Public Resources Code §5097.98). 35. A qualified Paleontologist shall be retained to observe grading activities in the older Quaternary Alluvium on the Project site and to salvage and catalogue fossils as necessary. At the Project's Pre-Grade Meeting, the Paleontologist shall discuss the sensitivity of the sediment being graded and shall establish procedures for monitoring. Protocols must be developed and explained for temporarily halting or redirecting work to permit sampling, identification, and evaluation of any fossils discovered. If the fossils are deemed significant, the Paleontologist shall determine appropriate actions, in cooperation with the City of Arcadia, to recover and treat the fossils and to prepare them to the point of identification. A final Paleontological CUP 13-02,ADR 13-03, and TPM 13-02 57 Wheeler Avenue August 26, 2014 Page 17 of 23 Resources Monitoring Report shall include a catalogue and analysis of the fossils found; a summary of their significance; and the repository that will curate the fossils in perpetuity. 36. Geotechnical design considerations for Project implementation are governed which the Arcadia Building Code, as set forth in Article VIII of the Municipal Code, City Planning and Building Divisions incorporates by reference the California Building Code (CBC), 2010 Edition (i.e., 2010 California Building, Plumbing, Mechanical, Electrical and Existing Building Codes). Future buildings and structures shall be designed in accordance with applicable requirements of the 2013 CBC, the Arcadia Municipal Code, and any applicable building and seismic codes in effect at the time the grading plans are approved. 37. The Project building design specifications shall include recommendations from the Geotechnical Investigation Proposed Mixed Use Project— SWC Santa Clara Street at First Avenue, Arcadia, California, prepared yi Southern lu bu California noteote limited to, Inc. (SCG 2004). These recommendations specifications for the following: • Demolition and site preparation • Fill placement • Remedial grading and overexcavation • Foundation recommendations • Building Floor Slabs and reinforcement • The Project building design specifications shall be verified by the City of Arcadia Building Official prior to issuance of a grading permit. 38. The proposed Project shall achieve at a minimum Leadership in Energy and Environmental Design (LEED®) Silver Certification as established by the U.S. Green Building Council (USGBC). As part of the LEED certification, the Project shall include energy efficiency measures and other green building standards, thereby reducing annual greenhouse gas (GHG) 39. Activities at the Project site shall comply usehstoratlegdisposafederal, l, and transport to local regulations regarding hazardous material storage, Project-related risks to public health and safety. All on-site generated waste that meets hazardous waste criteria shall be stored, manifested, transported, and disposed of in accordance with the California Code of Regulations (Title 22) and in a manner to the satisfaction of the local Certified Unified Program Agency (CUPA), as applicable. Any hazardous materials removed from the Project site shall be transported only by a Licensed Hazardous Waste Hauler, who shall be in compliance with all applicable State and federal requirements, including CUP 13-02, ADR 13-03, and TPM 13-02 57 Wheeler Avenue August 26, 2014 Page 18 of 23 U.S. Department of Transportation regulations under Title 49 (Hazardous Materials Transportation Act) and Title 40, Section 263 (Subtitle C of Resource Conservation and Recovery Act) of the Code of Federal Regulations; California Department of Transportation (Caltrans) standards; and California Occupational Safety and Health Administration (CaIOSHA) standards. 40. Prior to the issuance of a demolition permit, pre-demolition surveys for asbestos- containing materials (ACMs) and lead-based paint (LBP) shall be performed for the structure(s) proposed for demolition. All surveys, inspections, and analyses shall be performed by fully licensed and qualified individuals in accordance with all applicable federal, State, and local regulations. If the pre-demolition surveys/inspections do not identify ACMs or LBP, the Developer shall provide the survey/inspection documentation to the City showing that no further abatement actions are required. If the pre-demolition surveys/inspections identify ACMs or LBP, all such materials shall be handled in accordance with applicable regulations including, but not limited to 15 United States Code (USC) Chapter 53 (Toxic Substances Control); California Occupational Safety and Health Administration (CaIOSHA) regulations (8 California Code of Regulations §1529 [Asbestos] and §1532.1 [Lead]); and South Coast Air Quality Management District (SCAQMD) Rule 1403 (Asbestos Emissions from Demolition/Renovation Activities). After demolition, the Developer shall provide documentation to the City illustrating that abatement of any ACMs or LBP identified in the demolished structure has been completed in full compliance with applicable regulations. 41. Prior to the issuance of a grading permit, a Construction Staging and Traffic Control Plan shall be prepared in cooperation with the City of Arcadia and any other affected jurisdictions in accordance with the Manual on Uniform Traffic Control Devices (MUTCD). The Plan shall include, but not be limited to (1) identification of construction haul routes that follow the City's approved truck routes and avoid residential streets; (2) identification of emergency access points/routes; (3) duration and location of lane closures (if any); (4) identification of traffic-control measures to be implemented to maintain traffic flow in all directions; (5) location of equipment and vehicle staging areas; (6) location of parking for construction workers during construction phases; (7) stockpiling of materials; (8) use of fencing (i.e., temporary fencing with opaque material); (9) use of flagpersons; and (10) temporary routes for pedestrians and bicyclists to avoid construction activities. The Construction Staging Plan shall require that the equipment and vehicle staging areas be located as far as practicable from sensitive receptors to reduce visual impacts to nearby sensitive receptors. Construction activities shall comply with the approved plan to the satisfaction of the City of Arcadia. 42. Prior to the issuance of the occupancy permit, the Developer shall repair any damage incurred on City roadways during construction activities, or through transport of heavy trucks or equipment related to construction. CUP 13-02,ADR 13-03,and TPM 13-02 57 Wheeler Avenue August 26, 2014 Page 19 of 23 43. Prior to the issuance of a demolition permit, the Developer shall ensure compliance with all applicable requirements set forth in the City Municipal Code, including but not limited to Chapter 8, Stormwater Management and Discharge Control; Part 2, Discharge Regulations and Requirements. 44. Prior to issuance of a grading permit, a site-specific Standard Urban Stormwater Management Plan (SUSMP) shall be submitted to the City Planning Division for review and approval. The SUSMP shall specifically identify the long-term site- design, source-control, and treatment-control Best Management Practices (BMPs) that shall be used on site to control pollutant runoff and to reduce impacts to water quality to the maximum extent practicable. At a minimum, the SUSMP shall identify and the site developer shall implement source-control BMPs (routine structural and routine non-structural), site-design BMPs, and hydraulic source-control BMPs that would be incorporated into the Project to ensure that the runoff from the Project site is treated before entering the City's storm drain system. 45. Prior to commencement of any construction activities, the Developer shall obtain approval from the City of Arcadia for a Conditional Use Permit (CUP), as well as any required modifications from development standards, as required by the Arcadia Zoning Regulations for mixed-use projects in the DMU zone. 46. Prior to issuance of grading and building permits, the Developer shall show that contractor specifications include a note indicating that noise-generating construction activities shall be limited to between the hours of 7:00 AM and 6:00 PM Monday through Friday and between 8:00 AM and 5:00 PM on Saturdays. On Sundays and Federal holidays, no noise-generating construction activities shall be permitted. This requirement is consistent with Sections 4261 and 4262 of the City of Arcadia Municipal Code. 47. Prior to issuance of building permits, the Developer shall submit plans and specifications to the Director of Development Services demonstrating that all residential units shall be provided with a means of mechanical ventilation, as required by the California Building Code for occupancy with windows closed. 48. Prior to the issuance of the building permit, the Developer shall provide evidence to the Director of Development Services demonstrating that the noise level from heating, ventilation, and air conditioning (HVAC) units and other mechanical equipment would not exceed 55 A-weighted decibels (dBA) at or beyond the Project site property lines. 49. Prior to the issuance of the building permit, the Developer shall ensure, through contract specifications, that the following construction best management practices (BMPs) be implemented by contractors to reduce construction noise levels: • Ensure that construction equipment is properly muffled according to industry standards and is in good working condition. CUP 13-02,ADR 13-03, and TPM 13-02 57 Wheeler Avenue August 26, 2014 Page 20 of 23 • Place noise-generating construction equipment and locate construction staging areas away from sensitive uses, where feasible. • Implement noise attenuation measures to the extent feasible, which may include, but are not limited to, temporary noise barriers or noise blankets around stationary construction noise sources. • Use electric air compressors and similar power tools rather than diesel equipment, where feasible. • Turn off construction-related equipment, including heavy-duty equipment, motor vehicles, and portable equipment when not in use for more than 30 minutes. • Clearly post construction hours, allowable workdays, and the phone number of the job superintendent at all construction entrances to allow for surrounding owners and residents to contact the job superintendent. If the City or the job superintendent receives a complaint, the superintendent shall investigate; take appropriate corrective action; and report the action taken to the reporting party. • Include the contract specifications in construction documents, which shall be reviewed by the City prior to issuance of a grading or building permit (whichever is issued first). 50. The Developer shall comply with all applicable codes, ordinances and regulations, including the most current edition of the California Fire Code and the City of Arcadia Municipal Code, regarding fire prevention and suppression measures; fire hydrants; fire access; water availability; and other, similar requirements. Prior to issuance of building permits, the City of Arcadia Development Services Department and the Arcadia Fire Department shall verify compliance with applicable codes and that appropriate fire safety measures are included in the Project design. All such codes and measures shall be implemented prior to occupancy. 51. Prior to issuance of the building permit, the Developer shall pay new development fees to the Arcadia Unified School District (AUSD) pursuant to Section 65995 of the California Government Code. As an option to the payment of developer fees, the AUSD and the Developer can enter into a facility and funding agreement, if approved by both parties. Evidence that agreements have been executed shall be submitted to the Development Services Department, or fees shall be paid with each building permit. CUP 13-02,ADR 13-03, and TPM 13-02 57 Wheeler Avenue August 26, 2014 Page 21 of 23 52. In accordance with the City's Ordinance 2237, prior to the issuance of the building permit, the Developer shall remit the most current park dwelling fee, and/or other negotiated park fees, to the City. All money collected as fees imposed shall be deposited in the Park Dwelling Fund and shall be used for the acquisition, development, and improvement of public parks and recreational facilities in the City, as proposed by thertment Parks and m compliance enwi Master requirement Development Services Department u cement prior to issuance of a building permit. 53. A smart parking system will ntrance off of existin 24 Fitness parking refers structure and by the new e to the use of sensing devices to determine occupancy at the space level or at the lot/structure level and displaying that information to drivers that are entering the structure. The smart parking system will help maximize use of all parking spaces in the structure and will improve general accessibility and traffic flow. 54. The Developer shall comply with all applicable regulations and restrictions set forth in the City's Municipal Code, including Section 7472 regarding restrictions on discharges into the sewer; Section 5130 regarding achievement of annual diversion rates in compliance with AB 939. 55. Prior to issuance of an occupancy permit, the Developer shall make a fair share contribution to the Sanitation Districts of Los Angeles County (LACSD) for any trunk line improvements required to serve the Project. This measure shall be implemented to the satisfaction of the City Public Works Services Department in consultation with the LACSD, as appropriate. 56. Prior to issuance of an occupancy permit, the Developer shall make a fair share contribution to fund Project-related portions of any improvements needed to provide adequate electrical service to the Project. This measure shall be implemented to the satisfaction of the City Public Works Services Department in consultation with Southern California Edison. PLANNING COMMISSION ACTION Approval If the Planning Commission intends to approve this proposal, the Commission should move to approve Conditional Use Permit No. CUP 13-02, Architectural Design Review No. ADR 13-03, and Tentative Parcel Map No. 13-02 stating that the proposal satisfies the requisite findings, and adopt the attached Resolution No. 1908 that incorporates the requisite environmental and Conditional Use Permit findings and the conditions of approval as presented in this staff report, or as modified by the Commission. CUP 13-02,ADR 13-03, and TPM 13-02 57 Wheeler Avenue August 26, 2014 Page 22 of 23 Denial If the Planning Commission intends to deny this proposal, the Commission should move to deny Conditional Use Permit Application No. CUP 13-02, Architectural Design Review No. ADR 13-03, and Tentative Parcel Map No. 13-02, state the finding(s) that the proposal does not satisfy with reasons based on the record, and direct staff to prepare a resolution for adoption at the next meeting that incorporates the Commission's decision and specific findings. If any Planning Commissioner, or other interested party has any questions or comments regarding this matter prior to the August 26, 2014 hearing, please contact Planning • Services Manager, Lisa Flores at (626) 574-5445, or Iflores @ArcadiaCA.gov. Approved: Ji /asama immunity Development Administrator Attachment No. 1: Resolution No. 1911 Attachment No. 2: Draft Initial Study/Mitigated Negative Declaration (IS/MND), Supplement and Clarifications to the Initial Study, dated August 15, 2014; and Comment Letters from SCE, dated August 13, 2014, and L.A. County Sanitation, dated August 18, 2014 On CD: IS/MND Appendices — Technical Studies Appendix A —Air Quality and Greenhouse Gas Emission Calculations Appendix B — Oak Tree Evaluation Appendix C — Historic Resources Assessment Appendix D — Geotechnical Investigation Appendix E — Phase 1 Environmental Site Appendix F — Traffic Impact Analysis Report Appendix G — Parking Analysis Attachment No. 3: Aerial Photo and Zoning Information Attachment No. 4: Architectural Plans and Tentative Parcel Map Attachment No. 5: Arcadia Downtown Community Benefit District Map Attachment No. 6: Photos of Surrounding Properties Attachment No. 7: 300-foot Radius Map CUP 13-02,ADR 13-03, and TPM 13-02 57 Wheeler Avenue August 26, 2014 Page 23 of 23 This page has been left blank intentionally Attachment No . 1 Resolution No . 1911 Attachment No. 1 RESOLUTION NO. 1911 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARCADIA APPROVING A CONDITIONAL USE PERMIT NO. CUP 13-02, ARCHITECTURAL DESIGN REVIEW NO. ADR 13-03, AND TENTATIVE PARCEL MAP NO. TPM 13-02, AND ADOPTION OF THE MITIGATED NEGATIVE DECLARATION APPROVING THE MITIGATED MONITORING & REPORTING PROGRAM FOR THE 57 WHEELER MIXED USE DEVELOPMENT AT 57 WHEELER AVENUE. WHEREAS, in January 2013, Ms. Alicia Barclay on behalf of DPP Arcadia, LLC submitted applications for Conditional Use Permit No. CUP 13-02, Architectural Design Review No. ADR 13-03, and Tentative Parcel Map No. TPM 13-02 and draft Initial Study/Mitigated Negative Declaration for the 57 Wheeler Mixed Use Development that consists of three stories of residential units (38 apartment units) over 16,175 square feet of ground floor commercial uses, and one level of subterranean parking structure. The Project also includes a 2,730 square foot public outdoor plaza that will be located between the existing 24 Hour Fitness building and the property development, a parking modification, and a modification to the private open space for the residential units at 57 Wheeler Avenue ("Project"); and, WHEREAS, on December 3, 2013, the Draft Initial Study/Mitigated Negative Declaration for the 57 Wheeler Avenue Mixed Use Project was circulated for public review and comments for 20-days from July 24, 2014 to August 13, 2014; and WHEREAS, the Initial Study/Mitigated Negative Declaration concluded that the implementation of the Project will have less-than-significant impacts with mitigation measures for the following areas: Biological Resources, Cultural Resources, Geology and Soils, Hazards/Hazardous Materials, and Traffic/Transportation; and WHEREAS, a lead agency approves a project requiring the implementation of measures to mitigate or avoid significant effects on the environment; CEQA also requires a lead agency to adopt a mitigation monitoring and reporting program to ensure compliance with the mitigation measures during project implementation, and such a mitigation monitoring and reporting program has been prepared for the Project (the "Mitigation Monitoring and Reporting Program") for consideration by the decision-maker of the City of Arcadia as lead agency for the Project; and WHEREAS, on July 24, 2014, a duly noticed public hearing was held before the Planning Commission on said applications, including the Initial Study/Mitigated Negative Declaration ("IS/MND") at which time all interested persons were given full opportunity to be heard and to present evidence; and NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ARCADIA HEREBY RESOLVES AS FOLLOWS: SECTION 1. That the factual data submitted by the Community Development Division in the attached report and Mitigated Negative Declaration is true and correct. SECTION 2. This Commission finds, based upon the entire record: a. That the granting of such Conditional Use Permit will not be detrimental to the public health or welfare or injurious to the property or improvements in such zone or vicinity. FACT: The proposed mixed use project will not be detrimental to the public health or welfare, or the surrounding properties because the mixed use is guided by the policies and vision of the General Plan and the detailed development standards in the Zoning Code to provide opportunities for complementary service and retail commercial businesses, professional offices, and residential uses to locate within the City's downtown. A traffic study was prepared for the project and it is not expected to result in any significant traffic impacts at any of the three intersections that were studied and no traffic mitigations are required or recommended. A noise analysis was prepared to analyze any potenital impacts from the surrounding traffic or operations of the adjacent rail line. Although the project would not result in significant impacts related to noise, mitigation measures have been incorporated into the project to ensure that the impacts remain less than significant. A sewer capacity study prepared for the project indicates that there is sufficient sewer capacity to serve the project. Based on this information, the proposed project will not be detrimental to the public health or welfare or injurious to the other properties in the area. b. That the use applied for at the location indicated is properly one for which a Conditional Use Permit is authorized. FACT: The Downtown Mixed Use Zone encourages different land uses (e.g. residential and commercial) within a mixed-use project that offer opportunities for people 2 to live, work, shop, and recreate without having to use their vehicles. This area has struggled and has it never really found the right mix of businesses to allow the Downtown area to thrive. The proposed project and its close proximity to the Gold Line station, will provide an opportunity for a lively street scene to come to this area, and help revitalize the Downtown since it will attract both commuters to shop or dine, and residents who want to live within walking distance of commercial amenities and be able to ride the train to work. c. That the site for the proposed use is adequate in size and shape to accommodate said use, and all yards, spaces, walls, fences, parking, loading, landscaping, and other features required to adjust said use with the land and uses in the neighborhood. FACT: The project site is appropriate in size and shape to accommodate a functional and desirable mixed-use development, and a pedestrian scaled outdoor plaza area that is located along First Avenue between the new mixed-use building and the existing 24 Hour Fitness building to the north. The Project at full occupancy has adequate parking to accommodate all the proposed uses, with the exception of the periods from 5:00 PM to 8:00 PM during the weeknights, but there is ample parking available in the City's Parking District 2 (located immediately to the southwest of the project site) during those time periods. Therefore, the site is adequate in size and shape to accommodate the proposed use. d. That the site abuts streets and highways adequate in width and pavement type to carry the kind of traffic generated by the proposed use. FACT: The site is located along First Avenue and Wheeler Avenue and primary access to the site would be through a driveway on Wheeler Avenue, which would be located beneath the second floor residential units and would be connected to the underground parking structure; as well as to the existing 24 Hour Fitness parking structure on the north side of the building, which also accesses Santa Clara Street. Wheeler Avenue is a local street and First Avenue is identified as a collector street in the City's General Plan. First Avenue, immediately adjacent to the project frontage, meets or exceeds the City's minimum roadway and right-of-way standards for collectors; therefore, no additional roadway dedication or widening is required. 3 e. That the granting of such Conditional Use Permit will not adversely affect the comprehensive General Plan. FACT: Approval of the mixed use project will not adversely affect the General Plan. In fact, the proposed project would advance the goals of the City's General Plan Land Use and Community Design Element by providing complementary service and retail commercial businesses, professional offices, and residential uses and by incorporating public open spaces as an integral component of the planned Gold Line station, which is located one-block north of the subject site at the northwest corner of Santa Clara Street and First Avenue. f. That the proposed subdivision, together with the provisions for its design and improvement, is consistent with the City's General Plan. FACT: The proposed subdivision is consistent with the City's General Plan because the two parcels will each have street frontage, provide for shared parking, and the mixed use project will include a pedestrian scaled outdoor plaza area located along First Avenue between the new mixed-use building and the existing 24 Hour Fitness building to the north. g. That the discharge of waste from the proposed subdivision into the community sewer system will comply with existing requirements prescribed by a California Regional Water Quality Control Board. FACT: The Arcadia Public Works Services Department confirmed that the proposed development will be adequately served by the existing sewer infrastructure and the requirements of the California Regional Water Quality Control Board will be satisfied. h. That pursuant to the provisions of the California Environmental Quality Act (CEQA), an Initial Study, Mitigated Negative Declaration, and Mitigation Monitoring and Reporting Program have been prepared for the proposed development, and that the Project will have less-than-significant impacts with mitigation measures. SECTION 3. That for the foregoing reasons the Planning Commission approves Conditional Use Permit No. CUP 13-02, Architectural Design Review No. ADR 13-03, and Tentative Parcel Map No. TPM 13-02, and adopts the Mitigated Negative Declaration approving the Mitigation Monitoring & Reporting Program for the 57 Wheeler 4 Mixed Use Development at 57 Wheeler Avenue, subject to the conditions of approval attached hereto. SECTION 4. The Secretary shall certify to the adoption of this Resolution. Passed, approved and adopted this day of , 2014. Chairman, Planning Commission ATTEST: Secretary APPROVED AS TO FORM: Stephen P. Deitsch City Attorney 5 Conditions of Approval 1. Prior to filing the final Parcel Map, a covenant in a form and content approved by the City Attorney for Declaration of Restrictions, Grants of Easements, and Common Area Maintenance Agreement shall be recorded by the applicant/property owner at the Los Angeles County Recorder's Office stating that there will be a reciprocal easement for all access and parking over the common area on both parcels, and permanent access on all the driveway easements. 2. Prior to approval of the final Parcel Map, the applicant/property owner shall submit to the City Engineer for approval a separate demolition and erosion control plan prepared by a registered civil engineer, which will be subject to the approval of the City Engineer or designee. All existing structures on the Project site shall be demolished prior to approval of the final Parcel Map. 3. No building permits shall be issued until the final Parcel Map has been approved by the City and proof of recordation has been provided to the City. 4. The applicant/property owner shall pay the following fees prior to approval of the final Parcel Map: A Map Fee of $100.00 and a Final Approval Fee of $25.00 for a total of $125.00. 5. The applicant/property owner shall comply with all City requirements regarding building safety, fire prevention, detection, suppression, emergency access, public right-of-way improvements, parking, water supply and water facilities, sewer facilities, trash reduction and recycling requirements, and National Pollutant Discharge Elimination System (NPDES) measures to the satisfaction of the Building Official, Fire Marshal, Public Works Services Director and Development Services Director. Compliance with these requirements is to be determined by having fully detailed construction plans submitted for plan check review and approval by the foregoing City officials and employees, and shall include, but shall not be limited to the following: a. The applicant/property owner shall provide calculations to determine the maximum domestic water demand for commercial and fire services in order to verify the required water service size required for this project. The calculations shall be submitted to Public Works Department prior to issuance of any permits. b. New water service, if necessary, shall be installed by the applicant/property owner. Installation shall be to the specifications of the Public Works Services Department, Engineering Division. Abandonment of the existing water service, if necessary, shall be completed by the applicant/property owner, according to Public Works Services Department specifications. 6 c. The applicant/property owner shall install a separate water meter and services for residential, commercial, and irrigation uses. All fire services shall be isolated from domestic water services with an approved back flow prevention device. d. A separate landscape meter is required for common area landscape irrigation. The backflow preventer on the common area irrigation shall be the Reduce Pressure Backflow Assembly type as approved by the Public Works Services Director, or designee. e. The applicant/property owner shall file a Water Meter Clearance Application with the Public Works Services Department prior to the issuance of any building permits for the project. f. An emergency radio responder system shall be provided in compliance with the California Fire Code Section 510. 6. The prospective residents shall be notified by the applicant/property owner that they are living in an urban area and that the noise level may be higher than a typical residential area per the City's Zoning Code for the Downtown Mixed Use Zone, and the applicant/property owner shall confirm that the prospective residents did receive and understand this information. 7. No live music, entertainment, or alcoholic beverage service and/or sales is approved under this Conditional Use Permit, and any live music, entertainment, karaoke, alcoholic beverage service or sales, etc. shall require a separate Conditional Use Permit for any of those businesses and restaurants. 8. The restaurant uses shall not be open for business more than sixteen (16) hours per day, nor anytime between 1:00 a.m. and 5:00 a.m.; otherwise a separate Conditional Use Permit is required. 9. At least two weeks prior to the proposed start of construction activity, the applicant shall post at least two signs or banners that include a brief description of the project, the anticipated construction schedule, the City's limits on the hours of construction, a contact name, phone, and email of a representative of the applicant/property owner that the public can contact with any questions, concerns, or complaints about construction activity related to the project. If there are any substantive changes in the project schedule or scope of work, or changes in the contact name or information, the applicant/property owner shall immediately provide an updated notice in the manner described above. 10. The property owner/applicant shall submit a map detailing the route to be followed by construction vehicles making deliveries of equipment, materials, and soils to and from the site to Planning Services for review and approval prior to issuance of a grading permit. 7 11. The applicant shall be responsible for the repair of all damage to public improvements in the public right-of-way resulting from construction-related activities, including, but not limited to, the movement and/or delivery of equipment, materials, and soils to and/or from the site. 12. A landscape and irrigation plan shall be submitted to plan-check in Building Services. The plans shall include irrigation from the project site to landscaping within the public right-of-way. 13. An exterior lighting and parking structure lighting plan and photometric study showing that light and glare will not exceed one foot-candle at any property line, shall be submitted to Planning Services for review and approval prior to issuance of a building permit. The approved lighting shall be installed prior to final inspection approval and occupancy. 14. A security plan for the parking areas and all gated entries and the building shall be submitted to Planning Services for review and approval by Planning Services and the Police Department prior to issuance of a building permit. The approved security plan shall be implemented prior to final inspection approval and occupancy. 15. The property owner/applicant shall submit a sign program for the project, subject to review and approval by Planning Services. The purpose of the sign program is to maintain design consistency throughout the project, and to expedite the sign permitting process. The sign program shall cover any signage visible from the public right-of-way. The sign program is subject to approval by Planning Services prior to installation of any signs. 16. Storage of bikes, toys, laundry, clothing, or other types of storage is prohibited on any balcony visible from the public right-of-way. This requirement shall be included in the tenant lease agreements. 17. The applicant/property owner shall utilize an existing sewer lateral if determined to be feasible by the Public Works Services Director, or designee. 18. The applicant/property owner shall submit to the City Engineer a Grading Plan prepared by a registered civil engineer, which is subject to the approval of the City Engineer or designee prior to issuance of a building permit. 19. If any drainage fixture elevation is lower than the elevation of the next upstream manhole cover (489.031'), a backwater valve of a type approved by the Public Works Services Director, or designee shall be installed by the applicant/property owner on the lateral behind the property line. 20. New sidewalk per City Standard along First Avenue and Wheeler Avenue in front of the project's frontages shall be constructed at the applicant's/property owner's expense. The applicant/property owner and site superintendent shall coordinate 8 with City Engineer and Public Works Services Director for the protection and/or replacement of existing trees within the City's rights-of-way. 21. The proposed development will require a Standard Urban Stormwater Mitigation Plan (SUSMP) if there will be the creation, addition, or replacement of 5,000 square feet or more of impermeable surface area. The applicant/property owner shall comply with the SUSMP as prescribed by the Los Angeles County Department of Public Works SUSMP Manual and the construction plans shall show the selected measures on the grading plan to the satisfaction of the City Engineer or designee. 22. An automatic fire-sprinkler system per the City of Arcadia Fire Department Single & Multiple-family Dwelling Sprinkler Standard for residential areas shall be installed by the applicant/property owner to the satisfaction of the City Fire Marshal or designee. The sprinkler system shall be fully monitored, and audio/visual devices shall be provided on all floors and in the basement garage. 23. Automatic gates shall be provided with a Knox switch. A Knox box with keys for access to restricted areas shall be provided to the City Fire Marshal prior to the issuance of the first Certificate of Occupancy. 24. Fire extinguishers of the 2A:10BC type shall be provided in the basement level and on all floors prior to the issuance of the first Certificate of Occupancy. 25. The design of the project shall comply with the applicable California Residential Code and the City of Arcadia Multi-Family Construction Standards to the satisfaction of the City Building Official or designee. Detailed shoring plans shall be submitted to Building Services for review during the Plan Check process. 26. Satellite dishes shall not be placed where they are visible from public right-of-ways. This requirement shall be included in the applicant's tenant lease agreements. 27. The property owner/applicant shall provide trash collection services as often as necessary to ensure that there is no buildup of trash on the site or within the building. Trash placed outside of an unauthorized trash container is prohibited. Storage of trash bins or trash or recycling containers outside of the building for more than 24 hours is prohibited. Mitigation Measures and Regulatory Requirements as Conditions of Approval The following conditions are found in the Mitigation Monitoring and Reporting Program (MMRP). They are recorded here to facilitate review and implementation. More information on the timing and responsible parties for these mitigation measures is detailed in the MMRP. 28. Demolition and grading for the Project shall be performed in compliance with South Coast Air Quality Management District (SCAQMD) Rule 403, Fugitive Dust. In addition, SCAQMD Rule 402 requires implementation of dust suppression techniques to prevent fugitive dust from creating a nuisance off-site. Contractor 9 compliance with Rule 403 and Rule 402 requirements shall be mandated in the contractor's specifications and shall include the measures listed below. • Paved streets shall be swept at least once per day where there is evidence of dirt that has been carried onto the roadway. • Watering trucks shall be used to minimize dust. Watering should be sufficient to confine dust plumes to the Project work areas. Active, disturbed areas shall have water applied to them three times daily. • For disturbed soil surfaces that will be left inactive for four or more days, a chemical stabilizer shall be applied pursuant to the manufacturer's instructions. • For open soil storage piles that will remain on site for two or more days, water shall be applied once per hour, or coverings shall be installed. • All haul vehicles shall be covered or shall comply with the vehicle freeboard requirements of Section 23114 of the California Vehicle Code for both public and private roads. During high wind conditions (i.e., wind speeds in excess of 25 miles per hour), all earth-moving activities shall cease or water shall be applied to soil not more than 15 minutes prior to disturbing such soil. 29. The Project shall be built in accordance with the Title 24 Building Efficiency Standards and Title 24 Green Building Standards. 30. All oak tree plantings, removals, or alterations associated with implementation of the Project shall be conducted in accordance with the requirements set forth in the City of Arcadia's Oak Tree Preservation Ordinance (Municipal Code, Article IX, Chapter 7). Specifically, in compliance with Section 9703, Oak Tree Protection Regulations, an Oak Tree Permit shall be obtained prior to the removal of or encroachment into the protected zone of any oak tree. As recommended in the Oak Tree Evaluation, the City will require that the four Engelmann Oak Trees along Wheeler Avenue are removed and new 36-inch, Holly oak trees are planted into the future landscaped areas for the Project according to the direction of the City of Arcadia. 31. Prior to approval of grading plans, the Development Services Department shall verify that the following note is included on the contractor specifications to ensure compliance with the Migratory Bird Treaty Act (MBTA): To avoid impacts on nesting birds, the vegetation on the Project site should be cleared between September 1 and January 31. If vegetation clearing occurs inside the peak nesting season (between February 1 and August 31), a pre-construction survey (or possibly multiple surveys) shall be conducted by a qualified Biologist to identify if there are any active nesting locations. If the Biologist does not find any active nests within the impact area, the vegetation clearing/construction work will be allowed. If the Biologist finds an active nest within the construction area and determines that the nest may be impacted by construction activities, the Biologist 10 will delineate an appropriate buffer zone around the nest depending on the species and the type of construction activity. Construction activities shall be prohibited in the buffer zone until a qualified Biologist determines the nest is abandoned. 32. The Developer will coordinate with the Planning Division and the Arcadia Historical Society to install a monument plaque on the proposed building, indicating the location of the former San Gabriel Valley Lumber Company and its importance in the history of the City of Arcadia. 33. Should archaeological resources be found during ground-disturbing activities for the Project, an Archaeologist shall be hired to first determine whether it is a "unique archaeological resource" pursuant to Section 21083.2(g) of the California Public Resources Code (PRC) or a "historical resource" pursuant to Section 15064.5(a) of the State CEQA Guidelines. If the archaeological resource is determined to be a "unique archaeological resource" or a "historical resource", the Archaeologist shall formulate a mitigation plan in consultation with the City of Arcadia that satisfies the requirements of the above-referenced sections. If the Archaeologist determines that the archaeological resource is not a "unique archaeological resource" or "historical resource"," s/he may record the site and submit the recordation form to the California Historic Resources Information System at the South Central Coastal Information Center (SCCIC) at California State University, Fullerton. 34. If human remains are encountered during excavation activities, all work shall halt in the immediate vicinity of the discovery and the County Coroner shall be notified (California Public Resources Code §5097.98). The Coroner shall determine whether the remains are of forensic interest. If the Coroner, with the aid of the Archaeologist approved by the City of Arcadia, determines that the remains are prehistoric, s/he will contact the Native American Heritage Commission (NAHC). The NAHC shall be responsible for designating the most likely descendant (MLD), who will be responsible for the ultimate disposition of the remains, as required by Section 7050.5 of the California Health and Safety Code. The MLD shall make his/her recommendation within 48 hours of being granted access to the site. The MLD's recommendation shall be followed if feasible, and may include scientific removal and non-destructive analysis of the human remains and any items associated with Native American burials (California Health and Safety Code §7050.5). If the landowner rejects the MLD's recommendations, the landowner shall rebury the remains with appropriate dignity on the property in a location that will not be subject to further subsurface disturbance (California Public Resources Code §5097.98). 35. A qualified Paleontologist shall be retained to observe grading activities in the older Quaternary Alluvium on the Project site and to salvage and catalogue fossils as necessary. At the Project's Pre-Grade Meeting, the Paleontologist shall discuss the sensitivity of the sediment being graded and shall establish procedures for monitoring. Protocols must be developed and explained for temporarily halting or redirecting work to permit sampling, identification, and evaluation of any fossils 11 discovered. If the fossils are deemed significant, the Paleontologist shall determine appropriate actions, in cooperation with the City of Arcadia, to recover and treat the fossils and to prepare them to the point of identification. A final Paleontological Resources Monitoring Report shall include a catalogue and analysis of the fossils found; a summary of their significance; and the repository that will curate the fossils in perpetuity. 36. Geotechnical design considerations for Project implementation are governed by the Arcadia Building Code, as set forth in Article VIII of the Municipal Code, which City Planning and Building Divisions incorporates by reference the California Building Code (CBC), 2010 Edition (i.e., 2010 California Building, Plumbing, Mechanical, Electrical and Existing a l w th appl cable Future requiremlents of the structures shall be designed in acco rdnce 2013 CBC, the Arcadia Municipal Code, and any applicable building and seismic codes in effect at the time the grading plans are approved. 37. The Project building design specifications shall include recommendations from the Geotechnical Investigation Proposed Mixed Use Project— SWC Santa Clara Street at First Avenue, Arcadia, California, prepared by Southern California Geotechnical, Inc. (SCG 2004). These recommendations include, but are not limited to, specifications for the following: • Demolition and site preparation • Fill placement • Remedial grading and overexcavation • Foundation recommendations • Building Floor Slabs and reinforcement • The Project building design specifications shall be verified by the City of Arcadia Building Official prior to issuance of a grading permit. 38. The proposed Project shall achieve at a minimum Leadership in Energy and Environmental Design (LEED®) Silver Certification as established by the U.S. Green Building Council (USGBCmeasu part res and the other LEED green uilding the sta Project shall include energy efficiency thereby reducing annual greenhouse gas (GHG) emissions. 39. Activities at the Project site shall comply with existing federal, State, and local regulations regarding hazardous material use, storage, disposal, and transport to prevent Project-related risks to public health and safety. All on-site generated waste that meets hazardous waste criteria shall be stored, manifested, transported, and disposed of in accordance with the California Code of Regulations (Title 22) and in a manner to the satisfaction of the local Certified Unified Program Agency (CUPA), as applicable. Any hazardous materials removed from Project site shall be transported only by a Licensed Hazardous Waste Hauler, who s in compliance with all applicable State and federal requirements, including U.S. Department of Transportation regulations under Title 49 (Hazardous Materials Transportation Act) and Title 40, Section 263 (Subtitle C of Resource Conservation 12 and Recovery Act) of the Code of Federal Regulations; California Department of Transportation (Caltrans) standards; and California Occupational Safety and Health Administration (CaIOSHA) standards. 40. Prior to the issuance of a demolition permit, pre-demolition containing materials (ACMs) and lead based pant (LBP) shall be perfoormedbfortthe structure(s) proposed for demolition. All surveys, inspections, and analyses shall be performed by fully licensed and qualified individuals in accordance with all applicable federal, State, and local regulations. If the pre-demolition surveys/inspections do not identify ACMs or LBP, the Developer shall provide the survey/inspection documentation to the City showing that no further abatement actions are required. If the pre-demolition surveys/inspections identify ACMs or LBP, all such materials shall be handled in accordance with applicable regulations including, but not limited to 15 United States Code (USC) Chapter 53 (Toxic Substances Control); California Occupational Safety and Health Administration (CaIOSHA) regulations (8 California Code of Regulations §1529 [Asbestos] and §1532.1 [Lead]); and South Coast Air Quality Management District (SCAQMD) Rule 1403 (Asbestos Emissions from Demolition/Renovation Activities). After demolition, the Developer shall provide documentation to the City illustrating that abatement of any ACMs or LBP identified in the demolished structure has been completed in full compliance with applicable regulations. 41. Prior to the issuance of a grading permit, a Construction Staging and Traffic Control Plan shall be prepared in cooperation with the City of Arcadia and any other affected jurisdictions in accordance with the Manual on Uniform Traffic Control Devices (MUTCD). The Plan shall include, but not be limited to (1) identification of construction haul routes that follow the City's approved truck routes and avoid residential streets; (2) identification of emergency access points/routes; (3) duration and location of lane closures (if any); (4) identification of traffic-control measures to be implemented to maintain traffic flow in all directions; (5) location of equipment and vehicle staging areas; (6) location of parking for construction workers during construction phases; (7) stockpiling of materials; (8) use of fencin material); (9) use of fla ersons; g (i.e., temporary fencing with opaque bicyclists to avoid construction activities. The pConstruction n Staging rians and Pn require that the equipment and vehicle staging areas be located as far has practicable from sensitive receptors to reduce visual impacts to nearby sensitive receptors. Construction activities shall comply with the approved plan to the satisfaction of the City of Arcadia. 42. Prior to the issuance of the occupancy permit, damage incurred on City roadways uriingcon t ucttion lapctiviies,ll or through transport of heavy trucks or equipment related to construction. 43. Prior to the issuance of a demolition permit, the Developer shall ensure compliance with all applicable requirements set forth in the City Municipal Code, including but not limited to Chapter 8, Stormwater Management and Discharge Control; Part 2, Discharge Regulations and Requirements. 13 44. Prior to issuance of a grading permit, a site-specific Standard Urban Stormwater Management Plan (SUSMP) shall be submitted i o hedCit fPlaning Division term si or review and approval. The SUSMP shall spec y design, source-control, and treatment-control Best Management to gement Prac ice t(BMPs) that shall be used on site to control pollutant runoff water quality to the maximum extent practicable. At a SUSMP t uctural and and the site developer shall implement source c ontrol BMPs (routine MPs that routine non-structural), site-design BMPs, and that)the runoff from the Project would be incorporated into the Project to ensure site is treated before entering the City's storm drain system. 45. Prior to commencement of any construction activities, the De loper shall obtain approval from the City of Arcadia for a Conditi onal as any required modifications from development standar the ds, zonequired by the Arcadia Zoning Regulations for mixed-use projects 46. Prior to issuance of grading and building permits,the Developer shall that contractor specifications include a note 9 noise-generating construction activities shall be limited to between the 5 00 PM o0 AMrandds6 00 PM Monday through Friday and between 8:00 AM and On l be Sundays and Federal holidays, no noise-generating lcgons n4261t1and 4262 of thelCity permitted. This requirement is consistent with Sections of Arcadia Municipal Code. 47. Prior to issuance of building permits, the Developer shall submit plans and specifications to the Director of Development Services d mon tratingathat all residential units shall be provided with a means required by the California Building Code for occupancy with windows closed. 48. Prior to the issuance of the building permit, the Developer shall pr noise eviddel from the Director of Development Services demonstrating cal heating, ventilation, and air conditioning ed decibels units(dBA) at beyondnithe equipment would not exceed 55 A-weighted site property lines. through 49. Prior to the issuance of the building e following construction ebest manalgement practices contract specifications, that th 9 (BMPs) be implemented by contractors to reduce construction noise levels: • Ensure that construction equipment is properly muffled according to industry standards and is in good working condition. • Place noise-generating construction equipment and locate construction staging areas away from sensitive uses, where feasible. • Implement noise attenuation measures to the extent feasible, which may include, but are not limited to, temporary noise barriers or noise blankets around stationary construction noise sources. • Use electric air compressors and similar power tools rather than diesel equipment, where feasible. 14 Turn off construction-related equipment, including heavy-duty equipment, motor vehicles, and portable equipment when not in use for more than 30 minutes. Clearly post construction hours, allowable workdays, and the phone number of the job superintendent at all construction entrances to allow for surrounding owners and residents to contact the job superintendent. If the City or the job superintendent receives a complaint, the superintendent shall investigate; take appropriate corrective action; and report the action taken to the reporting party. Include the contract specifications in construction documents, which shall be reviewed by the City prior to issuance of a grading or building permit (whichever is issued first). 50. The Developer shall comply with all applicable codes, ordinances and regulations, including the most current edition of the California Fire Code and the City of Arcadia Municipal Code, regarding fire prevention and suppression measures; fire hydrants; fire access; water availability; and other, similar requirements. Prior to issuance of building permits, the City of Arcadia Development Services Department and the Arcadia Fire Department shall verify compliance with applicable codes and that appropriate fire safety measures are included in the Project design. All such codes and measures shall be implemented prior to occupancy. 51. Prior to issuance of the building permit, the Developer shall pay new development fees to the Arcadia Unified School District (AUSD) pursuant Section the California Government Code. As an option to the payme toot develo65995 err fees,sf the AUSD and the Developer can enter into a facility and funding agreement, if approved by both parties. Evidence that agreements have been executed shall be submitted to the Development Services Department, or fees shall be paid with each building permit. 52. In accordance with the City's Ordinance 2237, prior to the issuance of the building permit, the Developer shall remit the most current park dwelling fee, and/or other negotiated park fees, to the City. All money collected as fees imposed shall be deposited in the Park Dwelling Fund and shall be used for the acquisition, development, and improvement of public parks and recreational facilities in the City, as proposed by the City's Parks and Recreation Master Plan. The Development Services Department shall confirm compliance with this requirement prior to issuance of a building permit. 53. A smart parking system will be installed in the existing 24 Hour Fitness parking structure and by the new entrance off of Wheeler Avenue. Smart parking refers to the use of sensing devices to determine occupancy at the space level or at the lot/structure level and displaying that information to drivers that are entering the structure. The smart parking system will help maximize use of all parking spaces in the structure and will improve general accessibility and traffic flow. 15 54. The Developer shall comply with all applicable regulations and restrictions set forth ns on in the City's Municipal Code, including Section a d ng ragh evementtrof Ioannual discharges into the sewer; Section 5130 g diversion rates in compliance with AB 939. 55. Prior to issuance of an occupancy permit, the Developer shall make a fair share contribution to the Sanitation Districts of Los Angeles r Project. measure for any trunk line improvements required to serve the J im implemented to the satisfaction of the City Public Works Services Department in � p appropriate. consultation with the LACSD, as Prior to issuance of an occupancy permit, the Developer shall make a fair share 56. portions of any improvements needed to contribution to fund Project-related p P provide adequate electrical service to the Project. This ces ure shall ntbe implemented to the satisfaction California Edison. Public consultation with S outhern 16 Attachment No . 2 Draft Initial Study/Mitigated Negative Declaration , Supplemental Memo, and Comment Letters Attachment No 2 This page has been left blank intentionally caN r PS O MAS 57 Wheeler Avenue Mixed-Use Project Supplemental Information and Clarifications to the July 2014 Initial Study and Mitigated Negative Declaration Submitted to City of Arcadia Development Services Department 240 West Huntington Drive Arcadia, California 91066 Contact: Lisa Flores T: (626) 574-5423 Prepared by BonTerra Psomas 225 South Lake Avenue, Suite 1000 Pasadena, California 91 101 T: (626) 351-2000 August 18, 2014 • i Balancing the Natural and Built Environment www.Psomas.com 57 Wheeler Avenue Mixed-Use Project Supplemental Information and Clarifications to the July 2014 Initial Study/Mitigated Negative Declaration SUPPLEMENTAL INFORMATION AND CLARIFICATIONS TO THE JULY 2014 INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION FOR THE 57 WHEELER AVENUE MIXED USE PROJECT Information provided in the July 2014 Initial Study-Mitigated Negative Declaration (IS/MND) for the 57 Wheeler Avenue Mixed-Use Project ("Project") regarding available parking was based on a Parking Demand Analysis for the Wheeler Mixed-Use Project dated March 6, 2014 prepared by Linscott Law and Greenspan Engineers, (LLG). Subsequent to the preparation of the IS/MND for the proposed Project, the City of Arcadia received updated information from Walker Parking Consultants regarding the availability of public parking spaces in the Parking District 2 of downtown Arcadia. This updated information was reviewed and included in the Supplemental Parking Review for the Wheeler Mixed-Use Project memorandum, dated August 13, 2014, prepared by LLG. The information provided in this supplemental parking analysis does not impact any of the analysis, conclusions, or significance findings within the IS/MND. The information is being incorporated into the record as part of the IS/MND for the purposes of clarification and to reflect the most up-to-date information in order to make the IS/MND more useful for future reference. Revisions to text on pages 2-8, 2-9, 4-89, and 6-2 are attached and provided in "track change" format so that the reader can easily identify the changes made. In summary, according to the City Municipal Code, the Project is deficient by 28 parking spaces. However, according to the parking analyses prepared by LLG, the Project at full occupancy has adequate parking to accommodate all of the uses, with the exception of the between 5:00 PM and 8:00 PM during weeknights, when LLG determined there would be a deficit of up to 37 parking spaces. For the parking analysis, the total number of available and unoccupied public parking spaces in Parking District 2 was originally determined to be a minimum of 176 parking spaces between 5:00 PM and 8:00 PM; however, based on recently collected data by the City's consultant,that number has been reduced to a minimum of 128 available parking spaces. This does not impact the conclusion that the Project's parking demands for an additional 37 spaces between the hours of 5:00 PM and 8:00 PM can be accommodated by the available and unoccupied public parking spaces in Parking District 2. The Supplemental Parking Review for the Wheeler Mixed-Use Project memorandum dated August 13, 2014 prepared by LLG is attached for reference. An additional clarification was made on page 2-8 that both retail and restaurant uses maintain the same parking requirements, as stated on page 2-3 of the IS/MND. R:\Projects\DDPArca(DDP)U0001\MND\Final IS-MND-August 2014 1 Supplemental Information CLARIFIED PAGES FROM THE 2014 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration The City of Arcadia Municipal Code off-street parking requirements for the various Project land use components are set forth in Section 9269.5 of the Municipal Code. In accordance with the Municipal Code parking regulations, the following parking requirements have been identified for the Project site: • 24 Hour Fitness Facility. 202 parking spaces, as determined through the approved Conditional Use Permit(CUP 2005-18). • Mixed-Use Residential. 1.5 parking spaces for every dwelling unit, plus 1.0 guest parking space for every 2 units. • Retail/Restaurant (less than 1,500 square feet and/or 12 seats or less). 5.0 parking spaces for every 1,000 sf of gross floor area (GFA). • General Office. 4.0 parking spaces for every 1,000 sf of GFA. It should be noted that, for commercial uses located within 1,320 feet (1/4 mile) of a light rail station, the City Code permits a reduction of 25 percent to be applied to the off-street parking requirement. Based on direct application of the Municipal Code parking requirements (i.e., to accommodate the existing 24 Hour Fitness facility in conjunction with the proposed Wheeler Mixed-Use project), a total of 336 spaces would be required for the Project site as summarized below: • 24 Hour Fitness: 202 spaces • Mixed-Use Residential: 57 spaces (38 units x 1.5 spaces/unit) • Mixed-Use Residential (Guest): 19 spaces (38 units x 0.5 space/unit) • Retail/Restaurant (less than 1,500 square feet and/or 12 seats or less): 41 spaces (10,730 GFA x 5.0 spaces+ 1,000 GFA x 75%) • General Office: 17 spaces (5,440 GFA x 4.0 spaces = 1,000 GFA x 75%) Total City Code Required Project Parking = 336 spaces Therefore, direct application of Municipal Code parking requirements to the Project at full occupancy would result in a shortfall of 28 parking spaces when compared to the future site- wide parking supply of 308 spaces. However, according the Parking Demand Analysis prepared by LLG (LLG 2014b), the Project at full occupancy has adequate parking to accommodate all of the proposed uses, with the exception of the hours between 5:00 PM and 8:00 PM during weeknights. : -- - _ . . ._ - = . - _ • - - - - = - - - - - - -- - - . _ - - - - - :.. - _ ,... • _ -- - , Based on the shared parking demand analysis (which included parking accumulation surveys conducted at the existing 24 Hour Fitness facility), the peak weekday shared parking demand for the entire Project at full occupancy is forecast to occur at 6:00 PM when 345 spaces are needed, resulting in a total deficit of up to 37 spaces during the peak weekday conditions. Furthermore, the shared parking demand analysis determined that a weekday parking deficit ranging from 17 spaces to 37 spaces is expected to occur between 5:00 PM and 8:00 PM. A review was conducted to determine whether public parking opportunities may be available in the immediate Project vicinity to accommodate the forecasted parking deficit during the R:\Projects\DDPArca(DDP)\J0001\MND\Final IS-MND-August 2014 2-8 Project Description 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration weekday peak period. Based on a review of the detailed parking accumulation data collected as part of the approved 2012 Downtown Arcadia Parking Study, approximately 176 229 off-street unoccupied-public parking spaces are available in Parking District 2 (located immediately to the southwest of the Project site) e- '•: •: _: :_ .:!! - : _:!! - ••_ :_ ':: (Walker 2012). Based on a review of the detailed parking accumulation data recently collected, of the 229 off-street public parking spaces available in Parking District 2, a parking demand ranging from 101 spaces (44% occupancy) at 5:00 PM to 15 spaces (7% occupancy) at 8:00 PM was observed. This time period coincides with the weekday conditions where an on-site parking deficit is expected to occur for the proposed Wheeler Mixed-Use project. Thus, a minimum of 128 public parking spaces from Parking District 2 is expected to be available during the 5:00 PM to 8:00 PM time period (LLG 2014c). Therefore, it is anticipated that ample off-street public parking spaces are available during the weekday peak hours to accommodate the maximum parking deficit of up to 37 spaces expected to result with full occupancy of the Project site and adjacent 24 Hour Fitness facility. As part of the Project approvals, the Developer will request a modification from the City's parking requirements to meet the deficit in parking with the available public parking spaces. Also, as part of the Project, a smart parking system would be installed in the existing 24 Hour Fitness parking structure. Smart parking refers to the use of sensing devices to determine occupancy at the space level or at the lot/structure level and displaying that information to drivers that are entering the structure. The smart parking system would help maximize utilization of all parking spaces within the structure and it would improve general accessibility and traffic flow. Infrastructure The Project includes the installation of storm drain, water quality, and potable water infrastructure systems to accommodate the needs of the proposed mixed-use development. The necessary on-site infrastructure would be constructed by the Developer to specifications set by the City of Arcadia. Following is a brief description of the proposed on-site infrastructure and utility systems. Drainage and Water Quality Treatment Runoff from the Project site rooftops would be conveyed via downspouts to a proposed four- inch polyvinyl chloride (PVC) pipeline that would connect to a four-inch curb drain by on-site storm drains. These storm drain improvements would be located near the entrance to the primary driveway along Wheeler Avenue and near the plaza area along First Avenue. A conceptual Standard Urban Stormwater Mitigation Plan (SUSMP) that has been prepared for the Project site identifies source-control best management practices (BMPs) (routine structural and routine non-structural), site-design BMPs, and hydraulic source-control BMPs that would be incorporated into the Project to ensure that the runoff from the Project site is treated before entering the City's storm drain system. Exhibit 2-6, Conceptual SUSMP Drawing, depicts conceptually proposed structural BMP locations. The proposed BMPs are summarized below. Routine Structural Best Management Practices • Use efficient irrigation systems and landscape design, water conservation, smart controllers, and source-control. • Design and construct trash and waste storage areas to reduce pollution. • Provide storm drain system stenciling and signage. R:\Projects\DDPArca(DDP)\J0001\MND\Final IS-MND-August 2014 2-9 Project Description 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration Shared Parking Demand Analysis The concept of shared parking accounts for the changes in parking demand over time for different types of land uses within a project. Furthermore, accumulated experience in parking demand characteristics indicates that a mixing of land uses (i.e., residential, retail, office, and health clubs) results in an overall parking need that is less than the sum of the individual peak requirements for each land use. Due to the proposed mixed-use characteristics of the site, opportunities to share parking can be expected. As previously discussed, direct application of Municipal Code parking requirements to the Project at full occupancy would result in a shortfall of 28 parking spaces. However, according the Parking Demand Analysis prepared by LLG (LLG 2014b), the Project at full occupancy has adequate parking to accommodate all of the proposed uses, with the exception of the hours between 5:00 PM and 8:00 PM during weeknights. Since the total parking provided for the Project does not satisfy the number of parking spaces that would be required with direct application (i.e., no shared parking) of the Municipal Code, a shared parking demand analysis was prepared. The shared parking demand analysis determined the peak weekday shared parking demand for the Project at full occupancy would occur at 6:00 PM when 345 spaces are needed, resulting in an on-site deficit of up to 37 spaces during the peak weekday conditions. Furthermore, the shared parking demand analysis determined that a weekday parking deficit ranging from 17 spaces to 37 spaces is expected to occur between 5:00 PM and 8:00 PM. The peak - - -- - - -- - -- - • - - _ - • .- - . - .--- - 5:00 RM-vvtlef)-29 spaces - - - - - - peak-week� s.Du ng-ether4ime-per - - - more than t Based on these results, a review was conducted for the Parking Study to determine whether public parking opportunities may be available in the immediate Project vicinity to accommodate the forecasted project parking deficit during the weekdays between the 5:00 PM to 8:00 PM time period (i.e., up to 37 spaces at 6:00 PM). Based on a review of the detailed parking accumulation data collected as part of the approved Downtown Arcadia Parking Study, approximately 176 229 off-street unoccupied public parking spaces are available in Parking District 2 (located immediately to the southwest of the Project site) (Walker 2012). Based on a review of the detailed parking accumulation data recently collected, of the 229 off-street public parking spaces available in Parking District 2, a parking demand ranging from 101 spaces (44% occupancy) at 5:00 PM to 15 spaces (7% occupancy) at 8:00 PM was observed. This time period coincides with the weekday conditions where an on-site parking deficit is expected to occur for the proposed Wheeler Mixed-Use project. Thus, a minimum of 128 public parking spaces from Parking District 2 is expected to be available during the 5:00 PM to 8:00 PM time period (LLG 2014c). Therefore, the Parking Study concludes that ample off-street public parking spaces are available during the weekday conditions to accommodate the maximum parking deficit of up to 37 spaces expected to result with full occupancy of the Project during the 5:00 PM to 8:00 PM time period. Therefore, there would be a less than significant impact related to parking and no mitigation is required. However, as part of the Project, a smart parking system would be installed in the existing 24 Hour Fitness parking structure and by the new entrance off of Wheeler Avenue, as detailed in PDF TRA-1. Smart parking refers to the use of sensing devices to determine occupancy at the space level or at the lot/structure level and displaying that information to drivers that are entering the structure. The smart parking system would help maximize utilization of all parking spaces within the structure and would improve general accessibility and traffic flow. R:\Projects\DDPArca(DDP)\J0001\MND\Final IS-MND-August 2014 4-90 Discussion of Environmental Checklist Questions 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration California Employment Development Department (EDD). 2014 (March 21). Monthly Labor Force Data for Cities and Census Designated Places (CDP), February 2014-Preliminary. Sacramento, CA: EDD. California Governor's Office of Planning and Research (OPR). 2003 (October). General Plan Guidelines. Sacramento, CA: OPR. Cendejas, J.C. 2014. (June 13). Email correspondence from J.C. Cendejas, Office Supervisor, Facilities and Planning for the Arcadia Unified School District to E. Paek, Project Manager at BonTerra Psomas. Chattel Inc. 2014 (April 14). 57 Wheeler Avenue Historic Resource Assessment. Sherman Oaks, CA: Chattel (Appendix C). Clayton Group Services. 2004. Phase I Environmental Site Assessment Arroyo Restaurant and Citizens Business Bank, 57 Wheeler Avenue and 125 First Avenue, Arcadia, California. Pleasanton, CA: Clayton (Appendix E). Flores, L. 2014 (March 24). Personal communication. Email correspondence from L. Flores, Planning Services Manager(City of Arcadia Planning Department) to K. Keeling, Senior Project Manager(BonTerra Psomas). Herman, K. 2014 (March 24). Personal communication. Email correspondence from K. Herman, Principal Engineer (City of Arcadia Department of Public Works) to L. Flores, Planning Services Manager(City of Arcadia Planning Department). Intergovernmental Panel on Climate Change (IPCC). 2007 (February). Climate Change 2007: The Physical Science Basis. Summary for Policymakers (Contribution of Working Group I to the Fourth Assessment Report of the Intergovernmental Panel on Climate Change). Boulder, CO: IPCC, Working Group I. Krikorian, M. 2014. (March 25). Personal communication. Email correspondence from M. Krikorian, Fire Marshal (City of Arcadia Fire Department) to E. Paek, Project Manager (BonTerra Psomas). Linscott, Law, and Greenspan Engineers (LLG). 2014a (June 20). Traffic Impact Study Wheeler Mixed-Use Project, City of Arcadia, CA. Pasadena, CA: LLG (Appendix F). . 2014b (March 6). Parking Demand Analysis — Wheeler Mixed-Use Project, City of Arcadia, CA. Pasadena, CA: LLG (Appendix G). . 2014c (August 13). Supplemental Parking Review for the Wheeler Mixed-Use Project, City of Arcadia, CA. Pasadena, CA: LLG. Los Angeles, County of. 1980 (as amended). County of Los Angeles General Plan. Los Angeles, CA: Los Angeles County, Department of Regional Planning. Los Angeles County Airport Land Use Commission (LA ALUC). 1991 (December, as amended through 2004). Airport Land Use Commission Comprehensive Land Use Plan. Los Angeles, CA: LA ALUC. http://planning.lacounty.gov/assets/upl/data/pd_alup.pdf. Los Angeles County Metropolitan Transit Authority (Metro). 2014 (last updated in June). Foothill Gold Line Construction News. http://www.foothillgoldline.org/cities-stations/arcadia/ R:\Projects\DDPArca(DDP)\J0001\MND\Final IS-MND-August 2014 6-2 References SUPPLEMENTAL PARKING REVIEW AUGUST 13, 2014 LINSCOTT LAW & MEMORANDUM G REF N S PA N engineers To: Lisa Flores Date: August 13, 2014 City of Arcadia Engineers&Planners From: Clare Look-Jaeger, P.E. ! LLG Ref. 1-12-3986-1 Traffic Alfred Ying, P.E., PTP a Transportation LLG, Engineers L Parking Supplemental Parking Review for the Wheeler Mixed-Use Project Subject: Lim,Lave 8 City of Arcadia, California Greenspan,Engineers 600 S.Lake Avenue Pursuant to your request, this memorandum has been prepared to Suite supplemental review associated with the proposed Wheeler Mixed-Use project based Pasadena,CA 91106 p p p J 626.7962322, on supplemental existing parking accumulation data you recently provided 626.792.0941 F (conducted on behalf of the City by Walker Parking Consultants). As you may recall, www.11gengineers.com the Parking Demand Analysis for the Wheeler Mixed-Use Project (prepared by LLG Engineers, dated March 6, 2014) determined that the proposed project site-wide Pasadena parking supply of 308 spaces was sufficient to meet the projected weekday site-wide Irvine parking demand, except between 5:00 PM and 8:00 PM when a parking deficit San Diego Woodland Hills ranging from 17 spaces to 37 spaces was expected to occur. In addition, based on a review of other nearby public parking availability (as contained in the approved Downtown Arcadia Parking Study'), it was determined that ample off-street public Am- parking spaces would be available to accommodate the maximum parking deficit of up to 37 spaces expected to result with full occupancy of the Wheeler Mixed-Use project site during the weekday 5:00 PM to 8:00 PM time period. Supplemental Review of Other Nearby Public Parking Availability A supplemental review was conducted in order to re-validate whether public parking opportunities are still available in the immediate project vicinity to accommodate the forecast project parking deficit during the weekday 5:00 PM to 8:00 PM time period. This review was conducted using the more current parking data provided to the City by Walker Parking Consultants which included comprehensive weekday/weekend on-street and off-street parking inventories as well as hourly parking accumulation data for downtown Arcadia (on a block by block basis as defined in the downtown Arcadia study area). Relevant pages of this more recent parking data are attached to this memorandum. As shown in the attached, the Wheeler Mixed-Use project site and the corresponding parking areas is located in Block 11 which is bounded by Santa Clara Street to the north, Wheeler Avenue to the south, First Avenue to the east, and Santa Anita Avenue to the west. In addition, the Downtown Arcadia Parking District 2, which contains 229 off-street parking spaces, is located immediately to the southwest of the Wheeler Mixed-Use project site in Block 12. Based on a review of the detailed parking accumulation data recently collected, of the 229 off-street public parking „.alt- spaces available in Parking District 2, a parking demand ranging from 101 spaces Walker Parking Consultants Downtown Arcadia Parking Study,April 23,2012. O:VOB_FILE\3986\Parking\3986 Wheeler Mixed Use Supplemental Parking Review(updated 2014-08-13).doc Lisa Flores L I N S C O T T August 13, 2014 t_A w & .., Page GREENSI'AN e,1gtneers (44% occupancy) at 5:00 PM to 15 spaces (7% occupancy) at 8:00 PM was observed. This time period coincides with the weekday conditions where an on-site parking deficit is expected to occur for the proposed Wheeler Mixed-Use project. Thus, a minimum of 128 public parking spaces from Parking District 2 is expected to be available during the 5:00 PM to 8:00 PM time period. As a result, it is determined that ample off-street public parking spaces are still available during the weekday conditions (i.e., between 5:00 PM and 8:00 PM) to accommodate a forecast maximum parking deficit of up to 37 spaces assuming full occupancy of the Wheeler Mixed-Use project site. Parking Review of Potential Retail/Restaurant Conversion As outlined in Section 9269.5 of the City of Arcadia Municipal Code off-street parking requirements, restaurants of not more than 1,500 square feet of gross floor area and/or with up to 12 seats require 5.0 parking spaces for every 1,000 square feet of gross floor area (gfa). Since this type of restaurant has the same parking requirements as general retail use pursuant to Code (i.e., retail also requires 5.0 parking spaces for every 1,000 gfa), it is determined that any potential conversion of retail floor area into small restaurant space (i.e., each totaling 1,500 gfa or less) may be allowed. The overall code parking requirements and the corresponding parking demand results are similar. Conclusions A supplemental review was conducted in order to re-validate whether public parking opportunities are still available in the immediate project vicinity to accommodate the forecast project parking deficit during the weekday 5:00 PM to 8:00 PM time period. Based on a review of the detailed parking accumulation data recently provided, approximately 128 unoccupied public parking spaces are available in Parking District 2 (located immediately to the southwest of the Wheeler Mixed-Use project site) during the weekday 5:00 PM to 8:00 PM time period. As a result, it is concluded that ample off-street public parking spaces are still available during the weekday conditions (i.e., between 5:00 PM and 8:00 PM) to accommodate a forecast maximum parking deficit of up to 37 spaces assuming full occupancy of the Wheeler Mixed-Use project site. Thus, the conclusions included in the Parking Demand Analysis for the Wheeler Mixed-Use Project (prepared by LLG Engineers, dated March 6, 2014)remain valid and applicable. As outlined in Section 9269.5 of the City of Arcadia Municipal Code off-street parking requirements, restaurants of not more than 1,500 square feet of gross floor area and/or with up to 12 seats require 5.0 parking spaces for every 1,000 square feet of gross floor area (gfa). Since this type of restaurant has the same parking requirements as general retail use pursuant to Code (i.e., retail also requires 5.0 parking spaces for every 1,000 gfa), it is determined that any potential conversion of retail floor area into small restaurant space (i.e., each totaling 1,500 gfa or less) may O'.JOB FILE 3956 Parkine 3056 Wheeler Mixed Use SupplemeniM Parkins Rerierr(updated?01405-131.do, Lisa Flores L I N S C O T T August 13, 2014 LAW & ^""' Page3 GREENSPAN engineers be allowed. The overall code parking requirements and the corresponding parking demand results are similar. Please feel free to contact us at 626.796.2322, if you have any questions regarding this requested supplemental parking analysis. cc: Alicia Barclay, Dom Platz File r O:'JOB_FlLE 3986Parking'3986 Wheeler Mixed Use Supplemental Parking Review(updated 2010.08.13).doc DOWNTOWN ARCADIA iiiir"0" WALKER PARKING ANALYSIS AND RECOMMENDATIONS PARKING CONSULTANTS APRIL 23, 2012 37-8234.00 FIGURE 3: DOWNTOWN ARCADIA STUDY AREA LEGEND 4 __ -- C''1 . reel - r�� ``or' Parking District 1 j 9 Parking District 2 10 11 E ip 3 1, ie it , I Crir 12 i 4 1 „ ---"#Iuhttri: y 4" ,w - ,r.!„a.4; .«+w - . ,• I ,„ 'I, ., to 14 4,. 4 _ ti!. ' R ST or T1 ...: - 1,,,,-7 , , , 1 :,1 L.,,; i i' . R ,Af. 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O O m 0 2 O ti .0 m K C C m O C 116 ,z G a m g ' N ° °t' g f € u N o $ m c Q u aTT �^ Q a wt AO St wiC u1" L � ulF , 5 2 0_ f S F- U 0 0 U g a0 a g N .2 0 t w Y ° .. pv N . ✓ ti w 0 0 0 F.. . 1.4 .. H •. .. .. . . - H .. .. LL I ; 0 Comment Letters Received During The Review Period ` , „ i E D I S O N Ahmad Solomon Monrovia Service Center 1440 S.California Avenue Monrovia,CA 91016 August 13, 2014 Lisa Flores, Planning Services Manager City of Arcadia Development Services Department P.O. Box 60021 Arcadia, CA 91066-6021 Ifores @ArcadiaCA.gov Re: 57 Wheeler Mixed Use Project (CUP 13-02) Dear Ms. Flores: Southern California Edison (SCE)appreciates the opportunity to provide comments on the Notice of Intent to Adopt a Mitigated Negative Declaration. The proposed Project involves the construction of a 4-story mixed-use retail and residential project with 16,821 square feet of mixed uses and 38 apartment units on a 0.783-acre site located at the intersection of First Avenue and Wheeler Avenue in the City of Arcadia. The ground floor would be office/retail, and the upper three floors would be apartments. Parking is proposed at grade and below grade beneath the proposed mixed-use structure, as well as in the adjacent existing parking structure. The Project will provide an outdoor plaza with seating and landscaping, separating the Project site from the existing adjacent 24 Hour Fitness located to the north. The City of Arcadia's electrical service is provided by SCE. SCE's electrical system consists of a network of facilities(electrical distribution, transmission, and generation systems). Based on the scope of the project, it may require upgrades to SCE's electric system and infrastructure. SCE requests that the project developer contact SCE at (800)655-4555 to initiate the electric service evaluation for this project. We look forward to providing the community safe and reliable electrical service, and serving the growth and economic development envisioned by the City. If you have any questions regarding this letter, please do not hesitate to contact me at Ahmad.Solomonasce.com or(626) 303- 8429. Regards, Ahmad Solomon Local Public Affairs Region Manager Southern California Edison Company cc: Karen Cadavona, SCE WATER RECLAMATION SOLID WASTE MANAGEMENT COUNTY SANITATION DISTRICT S OF LOS ANGELES COUNTY 1955 Workman Mill Road, Whittier, CA 90601-1400 Mailing Address: P.O. Box 4998, Whittier, CA 90607-4998 GRACE ROBINSON HYDE Telephone: (562) 699-7411, FAX: (562) 699-5422 www.locsd.org Chief Engineer and General Manager August 18, 2014 Ref File RECEIVED Ms. Lisa Flores,Planning Service Manager Development Services Department City of Arcadia AUG 2 0 2014 240 West Huntington Drive Arcadia, CA 91007 Planning Services Dear Ms. Flores: City of Arcadia 57 Wheeler Avenue Mixed Use Project The County Sanitation Districts of Los Angeles County (Districts)received a Notice of Intent to Adopt a Mitigated Negative Declaration and the initial study for the subject project on July 25, 2014. The Ow' proposed development is located within the jurisdictional boundaries of District No. 15. We offer the following comments: 1. Section 2.2.3 EXISTING UTILITY INFRASTRUCTURE, Page 2.2, last paragraph - The wastewater flow originating from the proposed project will discharge to a local sewer line, which is not maintained by the Districts, for conveyance to the Districts' Arcadia-Sierra Madre Trunk Sewer Sections 2 and 5, located in 1S1 Avenue at Wheeler Avenue. This 15—inch diameter trunk sewer has a design capacity of 4.5 million gallons per day(mgd) and conveyed a peak flow of 2.0 mgd when last measured in 2013. 2. Section 4.17.2 IMPACT ANALYSIS, Page 4.96, first paragraph — Based on the category breakdown and number of units listed in Table 4-24, the expected average wastewater flow from the project site is 10,503 gallons per day. For a copy of the Districts' average wastewater generation factors, go to www.lacsd.org, Wastewater & Sewer Systems, click on Will Serve Program, and click on the Table 1,Loadings for Each Class of Land Use link. 3. Section 4.17.2 IMPACT ANALYSIS, Page 4.96, second paragraph - The wastewater generated by the proposed project will be treated at the San Jose Creek Water Reclamation Plant (WRP) located adjacent to the City of Industry, which has a design capacity of 100 mgd and currently processes an average flow of 73.8 mgd. Wastewater flows that exceed the capacity of the San Jose Creek WRP, and all biosolids, are diverted to and treated at the Joint Water Pollution Control Plant located in the City of Carson. 4. Section 4.17.2 IMPACT ANALYSIS, Page 4.96, second paragraph — Anyone increasing the quantity of wastewater discharged due to the construction of additional dwelling units on or a change in land usage of a parcel already connected to the sewerage system is subject to a connection fee. The connection fees are used to provide additional conveyance, treatment, and DOC: #3061681 D15 Recycled Paper %0 Ms. Lisa Flores -2- August 18,2014 disposal facilities (capital facilities) which are made necessary by new users connecting to a Sanitation District's sewerage system or by existing users who significantly increase the quantity or strength of their wastewater discharge. The Connection Fee Program insures that all users pay their fair share for any necessary expansion of the system. For more information and a copy of the Connection Fee Information Sheet, go to www.lacsd.org, Wastewater & Sewer Systems, click on Will Serve Program, and search for the appropriate link. For more specific information regarding the connection fee application procedure and fees, please contact the Connection Fee Counter at extension 2727. If you have any questions,please contact the undersigned at(562) 908-4288, extension 2717. Very truly yours, Grace Robinson Hyde (AAA.arvt_etP__ Adriana Raza Customer Service Specialist Facilities Planning Department AR:ar cc: M. Tremblay J. Ganz DOC: #3061681 D15 yeeieset -of PSOMAS 57 Wheeler Avenue Mixed-Use Project Initial Study/ Mitigated Negative Declaration Submitted to City of Arcadia Development Services Department 240 West Huntington Drive Arcadia, California 91066 Contact: Lisa Flores T: (626) 574-5423 Prepared by BonTerra Psomas 225 South Lake Avenue, Suite 1000 Pasadena, California 91 101 T: (626) 351-2000 July 2014 • { r Balancing the Natural and Built Environment www.Psomas.com 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration TABLE OF CONTENTS Page Se= Section 1.0 Introduction 1-1 1.1 Purpose of the Initial Study 1-1 1.2 Summary of Findings 1-1 1.3 Project Review Process 1-1 1.4 Organization of the Initial Study 1-2 1.5 Project-Related Actions 1-2 1.5.1 Project Design Features and Regulatory Requirements 1-3 1.5.2 Mitigation Measures Section 2.0 Environmental Setting and Project Description 2-1 2.1 Project Location 2-1 2.2 Environmental Setting 2-1 2.2.1 Existing Site Conditions 2-1 2.2.2 Surrounding Area Conditions 2-2 2.2.3 Existing Utility Infrastructure 2-2 2.3 Project Description 2-3 2.3.1 Proposed Land Uses 2-3 1 2.3.2 Development Characteristics 2-4 2.3.3 Easements 2-10 2.3.4 Off-Site Improvements 2-10 2.4 Construction Activities 2-10 2.5 Discretionary Approvals 2-11 Section 3.0 Environmental Checklist Form 3-1 Section 4.0 Environmental Impact Questions and Analysis 4-1 4.1 Aesthetics 4-1 4.1.1 Existing Conditions 4-1 4.1.2 Impact Analysis 4-1 4.1.3 Mitigation Measures 4-5 4.2 Agriculture and Forest Resources 4-6 4.2.1 Existing Conditions 4-6 4.2.2 Impact Analysis 4-6 4.2.3 Mitigation Measures 4-7 4.3 Air Quality 4-8 4.3.1 Existing Conditions 4-8 4.3.2 Impact Analysis 4-10 4.3.3 Mitigation Measures 4-17 Table of Contents R:\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 1 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration ""� 4.4 Biological Resources 4-18 4.4.1 Existing Conditions 4-18 4.4.2 Impact Analysis 4-18 4.4.3 Mitigation Measures 4-20 4.5 Cultural Resources 4-21 4.5.1 Existing Conditions 4-21 4.5.2 Impact Analysis 4-24 4.5.3 Mitigation Measures 4-28 4.6 Geology and Soils 4-29 4.6.1 Existing Conditions 4-29 4.6.2 Impact Analysis 4-30 4.6.3 Mitigation Measures 4-34 4.7 Greenhouse Gas Emissions 4-35 4.7.1 Existing Conditions 4-35 4.7.2 Impact Analysis 4-37 4.7.3 Mitigation Measures 4-40 4.8 Hazards/Hazardous Materials 4-41 4.8.1 Existing Conditions 4-41 4.8.2 Impact Analysis 4-42 4.8.3 Mitigation Measures 4-46 4.9 Hydrology and Water Quality 4-47 4.9.1 Existing Conditions 4-47 4.9.2 Impact Analysis 4-49 4.9.3 Mitigation Measures 4-52 4.10 Land Use and Planning 4-53 4.10.1 Existing Conditions 4-53 4.10.2 Impact Analysis 4-54 4.10.3 Mitigation Measures 4-57 4.11 Mineral Resources 4-58 4.11.1 Existing Conditions 4-58 4.11.2 Impact Analysis 4-58 4.11.3 Mitigation Measures 4-59 4.12 Noise 4-60 4.12.1 Existing Conditions 4-60 4.12.2 Existing Conditions 4-61 4.12.3 Impact Analysis 4-61 4.12.4 Mitigation Measures 4-67 4.13 Population and Housing 4-69 4.13.1 Existing Conditions 4-69 4.13.2 Impact Analysis 4-69 4.13.3 Mitigation Measures 4-70 R:\Projects\DDPArca\J00011MND\57 Wheeler MND_071814_Final Draft_BT.docx it Table of Contents 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration 4.14 Public Services 4-71 4.14.1 Existing Conditions 4-71 4.14.2 Impact Analysis 4-72 4.14.3 Mitigation Measures 4-75 4.15 Recreation 4-76 4.15.1 Existing Conditions 4-76 4.15.2 Impact Analysis 4-77 4.15.3 Mitigation Measures 4-78 4.16 Transportation/Traffic 4-79 4.16.1 Existing Conditions 4-79 4.16.2 Impact Analysis 4-80 4.16.3 Mitigation Measures 4-92 4.17 Utilities and Service Systems 4-93 4.17.1 Environmental Setting 4-93 4.17.2 Impact Analysis 4-94 4.17.3 Mitigation Measures 4-98 4.18 Mandatory Findings of Significance 4-99 Section 5.0 Report Preparers 5-1 Section 6.0 References 6-1 TABLES Table Pate 1-1 Mitigation Monitoring and Reporting PLan 1-4 2-1 Project Residential Unit Summary 2-4 4-1 California and National Ambient Air Quality Standards 4-9 4-2 Designations of Criteria Pollutants in the South Coast Air Basin 4-10 4-3 SCAQMD Criteria Pollutant Significant Mass Emissions Significance Thresholds (lbs/day) 4-12 4-4 Estimated Maximum Daily Construction Emissions (lbs/day) 4-13 4-5 Maximum Localized Construction Pollutant Emissions (lbs/day) 4-14 4-6 Peak Daily Operational Emissions 4-14 4-7 Cultural Resources Studies Within One Mile of the Project Site 4-21 4-8 Native American Consultation Summary 4-23 4-9 Global Warming Potentials and Atmospheric Lifetimes 4-36 4-10 Estimated Annual GreenHouse Gas Emissions From Construction 44-38 -39 4-11 Estimated Annual GHG Emissions 4-39 4-12 Estimated Total Annual GHG Emissions 4-13 Facilities of Potential Environmental Concern Within 1/4-Mile Radius 4-44 4-14 Land Use Designations Near The Project Site 4-54 4-15 Structural Vibration Damage Thresholds 4-64 4-16 Human Response to Transient Vibration 4-64 4-17 Typical Vibration Levels During Construction Activities 4-64 4-18 Land Use Compatibility For Community Noise Environments 4-65 4-19 City of Arcadia Noise Ordinance Standards 4-66 R:\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT docx 111 Table of Contents 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration 4-20 Nearby Parks and Recreational Facilities 4-76 4-21 Existing (2014) Intersection Level of Service 4-80 4-22 Project Trip Generation 4-82 4-23 Summary of Intersection Capacity Analysis 4-85 4-24 Total Domestic Water Demand 4-95 4-25 Related Projects 4-100 EXHIBITS Exhibit Follows Page 2-1 Regional Location and Local Vicinity 2-1 2-2 Aerial Photograph 2-1 2-3 Conceptual Site Plan 2-4 2-4a Conceptual Floor Plans 2-4 2-4b Conceptual Floor Plans 2-4 2-4c Conceptual Floor Plans 2-4 2-4d Conceptual Floor Plans 2-4 2-5a Conceptual Building Elevations and Architectural Design 2-4 2-5b Conceptual Building Elevations and Architectural Design 2-4 2-5c Conceptual Building Elevations and Architectural Design 2-4 2-5d Conceptual Building Elevations and Architectural Design 2-4 2-6 Conceptual SUSMP Drawing 2-9 2-7 Proposed Easements 2-9 4-1 a Existing Site Conditions 4-3 4-1 b Existing Site Conditions 4-3 4-2 Fault Map 4-30 4-3 Study Area Intersection 4-80 4-4 Existing Traffic Volumes 4-80 4-5 Project Traffic Volumes 4-82 4-6 Future with Project Traffic Volumes 4-85 4-7 Related Projects 4-101 APPENDICES Appendix A Air Quality and Greenhouse Gas Emission Calculations B Oak Tree Evaluation C Historic Resources Assessment D Geotechnical Investigation E Phase I Environmental Site Assessment F Traffic Impact Analysis Report G Parking Analysis R'\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx IV Table of Contents 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration SECTION 1.0 INTRODUCTION 1.1 PURPOSE OF THE INITIAL STUDY In accordance with the California Environmental Quality Act (CEQA) (California Public Resources Code §21000 et seq.) and the State CEQA Guidelines (California Code of Regulations, Title 14, §15000 et seq.), this Initial Study has been prepared as documentation for a Mitigated Negative Declaration for the proposed 57 Wheeler Avenue Mixed-Use Project (Project). This Initial Study and Mitigated Negative Declaration (IS/MND) includes a description of the Project; the location of the Project site; an evaluation of the potential environmental impacts that would result from Project implementation; the findings from the environmental review; and recommended mitigation measures to lessen or avoid significant impacts on the environment. Pursuant to Section 15367 of the State CEQA Guidelines, the City of Arcadia is the lead agency for the Project. The lead agency is the public agency that has the principal responsibility for carrying out or approving a project that may have a significant effect upon the environment. The City of Arcadia, as lead agency, has the authority for Project approval and certification of the accompanying environmental documentation. 1.2 SUMMARY OF FINDINGS Based on the environmental checklist form prepared for the Project and the supporting environmental analysis contained in this IS/MND, the Project would have no impact or less than significant impacts for the following environmental impact areas: aesthetics; agricultural resources; air quality, greenhouse gas emissions; hydrology and water quality; land use and planning; mineral resources; noise; population and housing; recreation; population and housing; public services; and utilities/service systems. The Project has the potential to have significant impacts related to the following the following impact areas unless the recommended mitigation measures described herein are incorporated into the Project: biological resources; cultural resources; geology and soils; hazards/hazardous materials; and traffic/transportation. According to the State CEQA Guidelines, an IS/MND is the appropriate environmental document for the Project because, after incorporation of the recommended mitigation measures, potentially significant environmental impacts would be eliminated or reduced to a level considered less than significant. 1.3 PROJECT REVIEW PROCESS This IS/MND has been submitted to potentially affected agencies and individuals. Notices of the Intent(N01)to adopt an MND have been published in the Arcadia Weekly, posted at the County of Los Angeles Recorder's Office in Norwalk, mailed to all the adjacent owners/occupants within the required 300' radius, and made available for public review at the City of Arcadia Development Services Department and at Arcadia Library. The environmental documentation is available for review at the City of Arcadia (see address below) and at: www.ArcadiaCA.clov. Because the Project does not meet the definition of a project of "statewide, areawide, or regional environmental significance" pursuant to Section 15206(b) of the State CEQA Guidelines and does not need to be reviewed by any State agencies, a 20-day public review period has been established for the IS/MND, in accordance with Section 15073 of the State CEQA Guidelines. In reviewing the IS/MND, affected public agencies and the interested public should focus on the adequacy of the document in identifying and analyzing the potential environmental impacts and the ways in which the potentially significant effects of the Project can be avoided or mitigated. R.\Protects\DDPArca1J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 1-1 Executive Summary 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration Comments on the IS/MND and the analysis contained herein may be sent to Ms. Lisa Flores via email at Iflores @ci.arcadia.ca.us, or mailed to the City address listed below: Ms. Lisa Flores Planning Services Manager City of Arcadia Development Services Department 240 West Huntington Drive Arcadia, California 91066 Following receipt and evaluation of comments from agencies, organizations, and/or individuals, the City of Arcadia will determine whether any substantial new environmental issues have been raised. If so, further documentation, such as an environmental impact report(EIR) or an expanded IS, may be required. If not, the Project and the environmental documentation would be submitted to the City's Planning Commission for consideration, and would subsequently be submitted to the City Council for consideration. 1.4 ORGANIZATION OF THE INITIAL STUDY The IS/MND is organized into the following sections: • Section 1 — Introduction. This section provides an overview of the conclusions in the IS. • Section 2—Environmental Setting and Project Description.This section provides a brief description of the Project location; the existing environmental setting of the Project site and vicinity; and a description of the Project. • Section 3—Environmental Checklist Form. This section contains a summary checklist of environmental issues and the signature block for the Lead Agency. • Section 4 — Environmental Impact Questions and Analysis. This section contains an analysis of environmental impacts identified in the environmental checklist and identifies Regulatory Requirements (RRs) that minimize environmental impacts. Mitigation Measures (MMs) required to eliminate any potentially significant effects or to reduce potentially significant effects to a level considered less than significant are identified. The environmental checklist form also includes "mandatory findings of significance" required by CEQA. • Section 5 — Report Preparers. This section lists the authors, including staff from the City of Arcadia, who assisted in the preparation and review of the IS. • Section 6 — References. This section identifies the references used in preparation of the IS. 1.5 PROJECT-RELATED ACTIONS The analysis in Section 3.0 of this IS/MND evaluates the environmental impacts associated with Project implementation. This IS/MND differentiates between Project Design Features (PDFs), RRs, and MMs. PDFs are physical characteristics or components of the Project that serve to avoid or reduce potential impacts. RRs articulate how compliance with existing laws and regulations, which are mandatory obligations for Project implementation, would avoid or reduce potential impacts. MMs are applied for those impacts that would be significant after PDFs and RRs are implemented. R:\Projects\DDPArca\J0001\MND\57 Wheeler MND 071814 Final Draft_BT.docx 1-2 Executive Summary 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration 1.5.1 PROJECT DESIGN FEATURES AND REGULATORY REQUIREMENTS Implementation of the PDFs and compliance with RRs would result in the Project having no impact or less than significant impacts on air quality, biological resources, cultural resources, geology and soils, greenhouse gas emissions, hazards/hazardous materials, hydrology and water quality, land use and planning, noise, public services, recreation, traffic/transportation, and utilities and service systems. The City will confirm that these PDFs and RRs are included in the Contractor Specifications and bid documents, as appropriate, and verified as part of the Mitigation Monitoring and Reporting Program (MMRP). These PDFs and RRs shall be implemented to the satisfaction of the City and are listed in Table 1-1, Mitigation Monitoring and Reporting Plan below, along with the assigned responsibility for implementation and compliance monitoring. 1.5.2 MITIGATION MEASURES Prior to mitigation, Project implementation would result in potentially significant impacts to biological resources, cultural resources, geology and soils, hazards/hazardous materials, and traffic/transportation. However, MMs have been developed to avoid or reduce these impacts to levels considered less than significant. These MMs would be included in the Contractor Specifications and bid documents, as appropriate, and verified as part of the MMRP. These MMs shall be implemented to the satisfaction of the City and are listed below in Table 1-1, Mitigation Monitoring and Reporting Plan, along with the assigned responsibility for implementation and compliance monitoring. 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Z' ° o' m m w m m X re c- al oQ m a ° c .EIL- m w cc Z:). © ( E /) X62 » E E e o o a _ 2 E . 0 UZ § / E $ j§ 2 e . k ( _a \ oI § \z 13 11.1 tf CO 2 # % �2 i§ J - -c& 0 \� ^C k 0 \ i OU ca Jt R m §\� k � o \ 2 ' % % 33f) 2 rz c ) > o % ° Q 2 a ¥ck \� \ kre _, � O > b % [ � g & » 0 w m k to « ' c - oe § O 0 s 2 O q < 02 > 5 0 kf { % u) a s 2t8 2 $2 > 2 \ qAA - & �» $ ec � C ` © ~ / f66 C0- 0000 o •-t E E cn o � o � 0 � w { or— / ate ° E ® ® ! 13 72 = a a5 -c� f ) t0\ # Ek eeo �$ aoas k kEc5 \ t2 ƒ/ 80 § � § § k777 § �� � 7 cE■ § � ° ea § ■• § / \\ (\k ) \ O tea $ = met = tea . & � c » ' 22aA3 / \ / } % e ms - oo _ gc 5• e o . f / J \- 7 \ t _ § £/ E-c. = eL �\a § \ - o cc ■ Somo5b8 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration SECTION 2.0 ENVIRONMENTAL SETTING AND PROJECT DESCRIPTION 2.1 PROJECT LOCATION The Project site is approximately 34,107 square feet (sf; 0.783 acre) and is located at 57 Wheeler Avenue in an urbanized area in the central portion of the City of Arcadia in Los Angeles County, California. Exhibit 2-1, Regional and Local Vicinity Map, depicts the Project site boundaries located in the context of the local and regional roadway system. The Project site is part of a larger lot that extends northward to Santa Clara Street. The lot is comprised of two tax parcels(Assessor Parcel Numbers [APNs] 5772-006-039 and 5772-006-057) that were consolidated in 2006 via a lot line adjustment (LLA) for purposes of developing the 24 Hour Fitness building and its associated parking structure. The proposed Project would be developed on the southerly parcel located at the northwest corner of Wheeler Avenue and First Avenue (APN 5772-006-039). As shown on the aerial photograph provided in Exhibit 2-2, Aerial Photograph, the site is located within a fully developed portion of the City, surrounded by existing structures, roadways, and parking lots. The Project site is one block north of Huntington Drive, a major east-west thoroughfare, and one-block east of Santa Anita Avenue, a major north-south thoroughfare. The under-construction Metro Gold Line Foothill Extension rail line runs just one block north of the Project site, and the planned Arcadia Gold Line Station would be located on the northwest corner of First Avenue and East Santa Clara Street. The Project site can be regionally accessed from Interstate (I) 210, which is located approximately 0.6 mile north of the Project site, via the Santa Anita Avenue exit. 2.2 ENVIRONMENTAL SETTING 2.2.1 EXISTING SITE CONDITIONS As shown in Exhibit 2-2, the Project site currently contains a 1-story, approximate 7,706-sf commercial building (labeled as "Vacant Commercial/Restaurant Building") and an associated 46-space surface parking lot. The building was most recently used as a restaurant, but has been vacant since mid-2013. The 2-story, 38,990-sf 24 Hour Fitness health club and its associated 3-story, 202-space parking structure are located on the same lot immediately to the north of the Project site. Ingress/egress to the site is provided via a driveway on Wheeler Avenue and via a driveway on Santa Clara Avenue that connects to the Project site through the 24 Hour Fitness parking structure. The two parcels share a reciprocal access easement and a utility easement. The Project site includes landscaping vegetation and trees along the First Avenue and Wheeler Avenue frontage, as well as some landscaping trees in the parking lot medians and at the building entrance. The Wheeler Avenue sidewalk includes four mature Engelmann Oak trees (Quercus engelmannii), which are protected by the City of Arcadia's (City's) Oak Tree Ordinance. The current General Plan land use designation on the site is "Downtown Mixed Use". This designation allows for combined commercial and residential developments and stand-alone commercial uses; however, exclusively residential uses are not permitted in those areas. The Downtown Mixed Use designation g provides for more intense, mixed-use development surrounding the planned Gold Line Station to create a complete, compact,walkable neighborhood that encourages transit use. The under-construction Metro Gold Line Foothill Extension rail line runs just one-block north of the Project site and the planned Arcadia Gold Line Station would be located on the northwest corner of First Avenue and East Santa Clara Street. Current zoning for the Project site is Downtown Mixed Use (DMU). R:\Projects\DDPArca\J0001\MND\57 Wheeler MND 071814_Final Draft_BT.docx 2-1 Project Description \t N G E L E S N A T I O N A L F O R E S T _.._. ......-..., San Gabriel - `"- "w ,.' Haver Reservoir -``,.„ Project Site it Glendale '''',..� (��� Pasadena � c ce Newman Ave ___ _ . o. j9 a! ° •' Alley C West Covina a '�, °^hell Dr I :! IV Los Angeles N C NewcaPark �' Colorado Blvcl �a0) �'. �, �. Whittler m a- N 0 Alley DOwney ® Hawthorne �� 1 La Porte St i m I c ›,. N Q ./O e Saint Joseph Si sr Saint Joseph St Sint Joseph St - 1 1 1 if i 11 ,144!.ems -.>.. ,. --_ I a sa/''i F .. ank puz .. N to a a f e te. .. y t AO U I y= @ s Cl e IA i r„, * ' '''' r 4. 4,4 :4414. •V.- ' t'..: 1.4.. *1 • , i #:,41, :C, . :■, ' g ...c . ,,,,,, g.-. , l'.4-I- 41—terV:ii $1.1. .. 4 --ir `4 4' ' ' ,•, e .,s, , fit-1'k' 4: Ailt%, 'A,„„1"... /..." '4, '' 2 . I . ' [3471 - I, it h 41tx eon iT - k c-, 111 L, tt a ,e. t. •wi .t 4 f I ,, '4f . 4i4 alt. f k ,, 31r*ZZAel411 I: .,1F � toy: 3. f: .�_., ", 71 I 17 8' 4 P ,."a11y. ip. • wwwyyir;t � . 4. . k4 T - I • ,jr t AL Ni 1 i 2, r '_' +; if,. p J m j• I 3}11 ro .; � C lt... i a ' f . . c ' 'V. III id i4 y { ; 1.414u) 1 m w ��" I. i ' Y.� JJ t �4' Ft. a iira _ I, { F. 1 S a 74.,,-" ` yy nr` en`dbs4 . y .. f• .. i 1111.6* ,n./ o� ; J C 4 f II 4Hove ..i.. i 3 . • '�9• , • t 'A s I v f ', _ ;!j . , . i 4/ 'c+ J N f ..Y �LLy�Q { 1.'3 L� v•: 1>b m a ;13::8Cti;:c7:55°.(° I s p :r 96 1 i a e t i N 1171,0,o ' ro ' y I. ■ ' • , v Z ` O Q` 1N1 a . 1 o /• _ K I b t �� } t f 4 1 aj f I o a a e +-n. r , ,,,,r, ; , , I .,, , I 1LL t t f @{�ii{E 4 4hb{r. '4 * , . an „e;iuh,eaue • . ' { lt, iti if R.r t 4 l• Q` - Hf• F i! G N - ' i U° a i id. l'' 'it.' 1 4 • kf —_« i � C olf._ t { Et e ii v ar 04.1.44e x4,\QXW\1.000114,0tldoJ444,efad\a 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration 2.2.2 SURROUNDING AREA CONDITIONS As shown on the aerial photograph presented in Exhibit 2-2, the Project site is immediately surrounded by existing urban development, including commercial retail, office, and associated parking. The 24 Hour Fitness building and its associated parking structure are located to the north of the Project site (and within the same lot). Land uses north of Santa Clara Street include the under-construction Metro Gold Line Foothill Extension Arcadia Station and its associated 300-space parking structure. In addition, a Bus Transit Center (where regional and local routes may converge; transfers between bus routes are provided; and bus passengers can transfer to/from the Gold Line light rail line) is anticipated to be constructed adjacent to the Gold Line Station (Arcadia 2010a). Front Street, which runs parallel to the rail line, has been permanently vacated between East Santa Clara Street and St. Joseph Street in order to accommodate the Gold Line Station and Bus Transit Center. According to the Metro website, construction on the Pasadena to Azusa Gold Line Extension is scheduled to be completed in September 2015, when it will be turned over to the Los Angeles County Metropolitan Transportation Authority (Metro) for testing and pre-revenue service (Metro 2014). To the east of First Avenue are single-story retail/office buildings and associated parking. To the south of Wheeler Avenue is a two-story medical office complex and associated surface parking. Commercial/retail and office uses along Huntington Drive are located further south. Immediately to the west and adjacent to the Project site is a U.S. Post Office. Commercial/retail and office uses along Santa Anita Avenue are located further west. Vehicular access to the Project site is provided by a driveway on Wheeler Avenue; no site access is available from First Avenue. In the Project vicinity, Wheeler Avenue is a two-lane divided road with a painted centerline. First Avenue is a four-lane divided road. Street parking is not permitted on either side of Wheeler Avenue, but is allowed on designated portions of First Avenue. 2.2.3 EXISTING UTILITY INFRASTRUCTURE Runoff from the Project site is conveyed into an 18-inch storm drain located on Wheeler Avenue. Storm drainage in the City is provided by curbs and gutters along streets,which direct storm water into the catch basins, pipes, and washes that run in a southerly direction in or near the City. Over four miles of City-maintained storm water management facilities are present in Arcadia, which connect to regional flood-control and runoff conveyance facilities (Arcadia 2010b). Storm water flows in a southerly direction through the Eaton Wash, Arcadia Wash, Santa Anita Wash, Sierra Madre Wash, and Sawpit Wash toward the Rio Hondo, which runs southwest into Whittier Narrows and continues southwest to join the Los Angeles River in Downey (Arcadia 2010a). Water is provided to the Project site via an eight-inch pipeline located in Wheeler Avenue. The City of Arcadia provides potable water to City residents and obtains water primarily from local groundwater supplies and treated imported water from the Metropolitan Water District of Southern California (MWD). The City does not typically use service from MWD because the City's collective groundwater supplies are generally sufficient to meet the City's water demands (Arcadia 2010a). Sewage from the Project site is conveyed via an eight-inch pipeline located in Wheeler Avenue. Local sewer lines are maintained by the City and convey wastewater into trunk lines that are maintained by the Sanitation Districts of Los Angeles County (LACSD). The City's sewer system has approximately 138 miles of sewer pipes, plus 15 miles of County-owned pipelines, 6 siphons, and 1 pump station. The City's sewer system serves existing developments in the City, with connections to the sewer systems of the Cities of Sierra Madre, Temple City, and Monrovia and in unincorporated County areas that allow for sewage conveyance through the Arcadia system to the LACSD sewer trunk lines (Arcadia 2010b). R:\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.clocx 2-2 Project Description 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration 2.3 PROJECT DESCRIPTION The Project involves the construction and operation of a four-story mixed-use structure with 3 stories of residential units (totaling 38 units) over approximately 16,175 sf of ground-floor commercial uses and 1 level of underground parking. The Project would provide a total of 74 parking spaces, including 14 surface spaces and 60 below grade parking spaces. The Project would also include an approximate 2,730-sf public outdoor plaza area that would separate the Project from the existing adjacent 24 Hour Fitness building located to the north; as the Project would also include a curb extension at the intersection of Wheeler Avenue and First Avenue to expand the sidewalk at that location and to accommodate more street parking along First Avenue. The goal of the Project is to help transform a portion of the City's downtown into a dynamic,transit- oriented community. The Project site is located within the City's Downtown Mixed Use (DMU) District and would advance the goals of the City's General Plan Land Use and Community Design Element by providing complementary service and retail commercial businesses, professional offices, and residential uses and by incorporating public open spaces as an integral component of the planned Gold Line station, which is located one-block north of the Project site at the northwest corner of Santa Clara Street and First Avenue. 2.3.1 PROPOSED LAND USES The Project involves the construction of a 4-story mixed-use retail and residential building, with approximately 16,175 sf of ground-floor retail/office space and 38 apartment units. As required by the DMU zone, in order to maintain an active pedestrian environment, commercial uses must be located along street frontages, and development on the ground floor is limited to commercial uses. As shown on Exhibit 2-3, Conceptual Site Plan, the proposed ground-floor retail/office spaces would be located along the Wheeler Avenue and First Avenue frontages of the building. The entrance to the parking garage would be on Wheeler Avenue. Starting on the second floor, residential units would be located above these uses. The ground-floor retail/office space would consist of 5,440 sf of office space; 4,550 sf of retail space (Retail Space A); and 6,180 sf of retail space (Retail Space B). The primary entrance to the office space would be on Wheeler Avenue, but would also have rear access to the alley on the north side of the building, facing the 24 Hour Fitness building. Retail Space A, located on the northeast corner of the building, would have its primary entrance on First Avenue; however, it would also have a second doorway that opens to the proposed public outdoor plaza area that separates the Project from the existing adjacent 24 Hour Fitness building located to the north, subject to a proposed easement. It is anticipated that the outdoor seating provided in the public courtyard would primarily serve the future tenant in this space. Retail Space B, located on the southeast corner of the building, would have primary access via a corner entryway facing the intersection of Wheeler Avenue and First Avenue and secondary access along the Wheeler Avenue and First Avenue frontages. While it is anticipated that retail businesses would occupy the retail spaces, it is possible that restaurant uses could lease a portion of the space in the future. Restaurant uses are permitted by right in the DMU zone as long as they comply with the minimum off-street parking requirement. For restaurants under 1,500 sf and/or with a maximum capacity of 12 seats, the off-street parking requirement is the same as retail uses, and no new entitlements would be required.' However, if the future restaurant use exceeds that size and/or capacity, additional parking would be necessary and a new parking analysis would be required at that time.2 1 5 spaces per 1,000 sf of gross floor area. 2 10 spaces per 1,000 sf of gross floor area R\Protects\DDPArca\J00011MND\57 Wheeler MND_071814_Final Draft_BT.docx 2-3 Project Description 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration The residential component would occupy the second through fourth floors of the proposed building and consist of 27 one-bedroom units and 11 two-bedroom units. Exhibits 2-4a through 2-4d, Conceptual Floor Plans, depicts the layout of each of the residential units. All residential units would be single story, with the exception of 5 two-bedroom units, which would be two-story. Additionally, all units would have a private outdoor area (either deck or balcony) ranging in size from 50 sf to 468 sf. A breakdown of the units is provided in Table 2-1, Project Residential Unit Summary. TABLE 2-1 PROJECT RESIDENTIAL UNIT SUMMARY Per Unit Indoor Area Number of Total Indoor Unit/Description (sf) Units Area(sf)' A(2BR/2BA) 1,235 3 3,705 A2(2BR/2BA) 1,376 3 4,128 Unit A Subtotal 6 7,833 B(1BR/2BA) 1,182 6 7,092 B2(1BR/2BA) 1,367 6 8,202 Unit B Subtotal 12 15,294 C(1BR/1BA) 1,108 9 9,972 C2(1BR/1BA) 880 3 2,640 C3(1BR/1BA) 1,074 3 3,222 Unit C Subtotal 15 15,834 D(2BR/2BA) 1,464 5 7,320 Unit D Subtotal 5 7,320 Total Residential Units 38 46,281 sf:square feet;BR:bedroom;BA:bathroom All residential units have outdoor patio/balcony areas ranging in size from 50 to 468 sf,thereby increasing the total livable area for each unit. Source:Malekian 2014. 2.3.2 DEVELOPMENT CHARACTERISTICS Building Design and Setbacks Exhibits 2-5a through 2-5d, Conceptual Building Elevations and Architectural Design, depict the building elevations from the north (view from the 24 Hour Fitness building); east (view from First Avenue); south (view from Wheeler Avenue); and west(view from the U.S. Post Office).As shown on these exhibits, the height of the building would be approximately 49 feet 7 inches at the top of the parapet, with mechanical screening adding an additional 5 feet. The ground floor would be 15 feet high, while the second and third floors would be 11 feet high. The fourth floor would be 12 feet 7 inches high. The Project would be in compliance with the height limit in the DMU zone, which is 4 stories or 50 feet, plus a 10-foot limit for any rooftop equipment or structures. The exterior of the building would include brick veneer and stucco walls. Projecting awnings and painted metal window panes and doorways would highlight the ground-floor commercial spaces. The Wheeler Avenue frontage would have a feature wall between the office and the retail space that incorporates public art (either a mural or a mosaic). On the west elevation, a metal lattice would be added to the exterior walls to create visual interest. The canopies, posts, and railings would be decorated with ornamental iron work. R'.\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.clocx 2-4 Project Description I. • } .' L' - t4 ,e I ...�..e..... 1 i j . IM i • S M • h pF = (F)Posy .�.... OFFICE . ., ' i e PARKING ([)++'-o)/LO. ' ' _ (E) 24-HR FITWESS'BLDG. N 0 : I _ I riii _ ._.(• E) PARKING w I b * l 1 .: .STRUCTURE ,, e b . gi��(Q • I MInv'G2M KB a,r b 15 Ab i i I Q MOW WIT POSTS t aC a O/1% MO lAAV9`AY l.6'IIIC 1 FIE MOW j �.�.�.�........ ^—' . ICICLE e.4.4 . ' M fi111N ACM NMI/ � r` . • mu_ ,,,. I unA-vas•4 0 ac - ,,s,.„,„,„,....,.........,7:-..,,.% ; I(J - 6.; 4I4,. 'Q: ,_,_,_,.,7�_, „,v!//z;rg//�_S- ,//s� /Atsl d " ': , ■/ - r O et s t *_ f i! • . / _ d . ,,'''iii MIN I ,- ruN Har 0,1E2 , ctecArrtv au Her .41.-' WON!Pm MV Hr WM vro e[L I- .\ / ACCmIf ,' OWN cnr niwc twnR m. 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Limb BALI./1 s-7, \w. 9lMB W / 75a-O U / a. 0 O 3rd Floor RenMental Plan . O Source:Malekian&Associates,2014 Conceptual Floor Plans Exhibit 2-4b 57 Wheeler Avenue Mixed-Use Project N/, WE (Rev:2-24-2014 MMD)R:\Projects\DDPArca\,1001\Graphics\MND\ex_ConceptFloorPlan.ptlf u N 4. e to N LL U O .I■ m lb Q/ ,0-,Lll ed •— Vi c - d co Y X Z co LLI d m n p 8? VS U o 0 8 N I Io l l I m ;§ CD H H ( Illfl illl I v CZ 0 II qA1 ' y U h I Pi t t W_ /I 2 X en et r� W N O^E 5161 \ 4 I % 'ee tn 2= q I g Z•W Z �' 3cOE y U k W� W i.-2 tz II IW AV /I 4 1` 3fOS 2 �-1 1 \ _ LI9-1 4 _ I WE 1, \ 09-I I 6.617_1 I �Q—I I a a I s cc N U i I O 1 5 ,A A Wh V 4 C‘ Li-', I 13,10E 29—I9—I I Au MOE 2„V-I I tAI -I I I U 119-1 ( I W ° -1 I MI CD 3d07$ � Q a 4 v LJL g ... z...<>0.0, U 1 !et ueldiooldideouoj xe\soiydeimi.coorwoNdoo\sioelad\•O 13 t. (9 ui« I� ` N 8 U - N 4-I 4 U Q 4'S 'C) U _m N x o Z 3 W z 8 N s [ - i lc S RPM . J n ��� 1111 .I_ ✓fit t u 11 1 zi � 14311 r,1 ��5. 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The Land Use and Community Design Element of the City's General Plan identifies the 1/4-mile radius surrounding the Metro Gold Line Station and Bus Transit Center as an "activity node", which is defined as "places of pedestrian activity and excitement. These are places where people congregate, socialize, and shop. They are also places where residents can leisurely stroll, participate in a recreational activity, or relax and experience the outdoors" (Arcadia 2010a). To accomplish this goal, the Project will include a pedestrian-scaled outdoor plaza area located along First Avenue between the new mixed-use building and the existing 24 Hour Fitness building to the north that features a water feature, landscaping, and seating areas. As previously mentioned, in 2006, the Project site was consolidated with the adjacent parcel to the north (24 Hour Fitness) for purposes of development via a lot line adjustment. As part of the Project, the southern parcel containing Project site will be subdivided from the northern portion containing the 24 Hour Fitness through a Tentative Parcel Map. Recreation/Open Space The Project would include approximately 1,741 sf of common area interior courtyard. The open- air courtyard would be provided for recreational use by residents and would serve as a light well that allows daylight to reach interior facing units.The central portion of the courtyard would include lounge tables and seating; two barbeque grills; and a traditional seating area. Landscaping and decorative natural stone/paver floor finishes would add visual interest to the outdoor spaces. All residential units would include a private outdoor balcony or patio space that ranges in size from 50 sf to 468 sf and which would look out to the interior courtyard and/or onto Wheeler Avenue and First Avenue. The City requires that all residential units in the DMU zone have a private outdoor area of at least 100 sf. This means that 27 of the 38 residential units would not meet the minimum requirement, resulting in a total deficiency of 1,139 sf of private open space. As part of the Project approvals,the Developer will request a modification from the City's private open space requirement to apply the 1,741 sf of common open space towards meeting the 1,139 sf deficiency of private open space. The Project would also include an approximate 2,730-sf public outdoor plaza area with seating, landscaping, and a water feature separating the Project from the existing adjacent 24 Hour Fitness building located to the north. The public plaza would incorporate decorative paving and lighting features to enhance its visual interest from the street. The plaza would be accessible to the public from First Avenue, but would also have direct access from the proposed mixed-use building, via the ground floor retail space and the residential lobby. Although the plaza would be open to the public, it would be owned and maintained by the Developer. Sustainable Project Features The proposed Project is a mixed-use development with residential and commercial uses in the City of Arcadia's downtown area. Having different types of land uses near one another can decrease the number of vehicle miles traveled since trips between land use types are shorter and may be accommodated by non-automobile modes of transport. Additionally, the Project would develop residential and retail uses approximately 350 feet from the future Metro Gold Line Arcadia Station and bus transit station. The Project would also provide bicycle parking for residents, tenants, and visitors. Therefore, the Project would facilitate walking and non-automobile travel to a greater extent than would be the case for a similar development in outlying areas without transit availability. R'.\Projects\DDPArca1J0001\MND\57 Wheeler MND_071814_Final Draft_BT docx 2-5 Project Description 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration The Project would be designed to meet or exceed the construction standards for Leadership in Energy and Environmental Design(LEED®) Silver Certification as established by the LEED Rating System and the U.S. Green Building Council. As part of the LEED certification, the Project would include energy efficiency measures and other green building standards. The Project may include a variety of features to attain LEED credits for certification. Some examples of possible features are listed below: • Site selection (reduce environmental impact) • Density development and community connectivity (channel development to urban areas) • Public transportation (0.5-mile to commuter rail) • Bike storage • Low-emission and fuel-efficient vehicles and stations • Parking capacity (shared parking) • Heat island effect non-roof(50 percent parking spaces under cover) • Heat island effect roof(Solar Reflectance Index [SRI] 78) • Water efficient landscaping (reducing water demand by 50 percent) • Water efficient landscaping (no potable water use) • Innovative wastewater technologies (high efficiency fixtures) • Water use reduction (high efficiency fixtures) • Energy performance • Enhanced commissioning • Enhanced refrigerant management • Measurements and verification • Construction waste management • Recycled content • Rapidly renewable materials • Certified wood • Construction indoor air quality (IAQ) management plan • Low emitting materials (sealants, paints, carpet, wood) • Thermal comfort The Project would also achieve energy efficiency exceeding the Title 24 Energy Efficiency Standards for Residential and Nonresidential Buildings by 15 percent, installing features such as energy-efficient lighting; water-efficient plumbing fixtures (e.g., low-flow toilets and low-flow faucets in kitchens, bathrooms, and showers); and on-site recycling. Each of the residential units would include a full kitchen with Energy Star® rated appliances. R Projects\DDPArca\J0001\MND\57 Wheeler MND071814_Final Draft_B7.docx 2-6 Project Description 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration Circulation and Parking Vehicular Circulation Primary vehicular access to the Project site would be via a driveway on Wheeler Avenue, which would be located beneath the second floor residential units and would link to the underground parking lot; as access would also be via the existing 24 Hour Fitness parking lot. Vehicular access to the Project's garage would also be available through the driveway on the north side of the building from Santa Clara Street, via the existing 24 Hour Fitness parking structure. Non-Vehicular Circulation Secured/keyed residential access to the Project would be provided at the following locations: (1) Wheeler Avenue from a residential access doorway and staircase located between the office and retail spaces; (2) the parking garage; and (3) a residential lobby that faces the outdoor public plaza on the northern facade of the building. All residential units would be accessible from interior walkways, which would connect to the elevator and three stairwells. The elevator would provide access to the basement parking garage, the residential lobby (ground floor), and all three levels of residential units. All three stairwells would provide pedestrian access to all levels of the building, including the underground parking lot. The primary stairwell would be located on the north side of the building, with ground-level access through the residential lobby. The second stairwell would be located on the south side of the building, with a ground-level entry/exit doorway on Wheeler Avenue. The third stairwell would be located in the northwest corner of the building, with a ground-level entry/exit doorway near the northern driveway entry of the Project's parking garage. Parking The Project would include an underground parking garage with a total of 74 parking spaces. The ground-level portion of the lot would provide 14 spaces,while a single level of below-grade parking would provide 60 spaces. A portion of the 14 ground-level spaces would be dedicated for guests and customers of the commercial/retail/office uses, while the 60 below grade parking spaces would be reserved for residents. Additional parking for the proposed Project would be provided in the adjacent 24 Hour Fitness parking structure, which contains 234 parking spaces on 3 levels. The proposed parking lot and the existing 24 Hour Fitness parking structure would be connected via a reciprocal parking easement, so shared use of these parking garages is expected. Thus, a total of 308 parking spaces would be provided across Parcel 1 (24 Hour Fitness) and Parcel 2 (Project site) to accommodate parking needs for both properties. Primary access to the proposed lot will be provided on Wheeler Avenue. However, due to the connection with the 24 Hour Fitness parking structure, access to this lot would also be available via East Santa Clara Street. The City of Arcadia Municipal Code off-street parking requirements for the various Project land use components are set forth in Section 9269.5 of the Municipal Code. In accordance with the Municipal Code parking regulations, the following parking requirements have been identified for the Project site: • 24 Hour Fitness Facility. 202 parking spaces, as determined through the approved Conditional Use Permit (CUP 2005-18). • Mixed-Use Residential. 1.5 parking spaces for every dwelling unit, plus 1.0 guest parking space for every 2 units. R.\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 2-7 Project Description 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration • Retail. 5.0 parking spaces for every 1,000 sf of gross floor area (GFA). • General Office. 4.0 parking spaces for every 1,000 sf of GFA. It should be noted that, for commercial uses located within 1,320 feet(1/mile)of a light rail station, the City Code permits a reduction of 25 percent to be applied to the off-street parking requirement. Based on direct application of the Municipal Code parking requirements (i.e., to accommodate the existing 24 Hour Fitness facility in conjunction with the proposed Wheeler Mixed-Use project), a total of 336 spaces would be required for the Project site as summarized below: • 24 Hour Fitness: 202 spaces • Mixed-Use Residential: 57 spaces (38 units x 1.5 spaces/unit) • Mixed-Use Residential (Guest): 19 spaces (38 units x 0.5 space/unit) • Retail: 41 spaces (10,730 GFA x 5.0 spaces _ 1,000 GFA x 75%) • General Office: 17 spaces (5,440 GFA x 4.0 spaces ± 1,000 GFA x 75%) Total City Code Required Project Parking = 336 spaces Therefore, direct application of Municipal Code parking requirements to the Project at full occupancy would result in a shortfall of 28 parking spaces when compared to the future site-wide parking supply of 308 spaces. However, according the Parking Demand Analysis prepared by LLG (LLG 2014b), the deficit would be even greater during peak hours at the 24 Hour Fitness facility. A parking accumulation survey conducted for the 24 Hour Fitness facility showed that parking demand during weekday peak hours (between 6:00 PM and 8:00 PM) would be 345 spaces, resulting in a total deficit of up to 37 spaces during those times. A review was conducted to determine whether public parking opportunities may be available in the immediate Project vicinity to accommodate the forecasted parking deficit during the weekday peak period. Based on a review of the detailed parking accumulation data collected as part of the approved Downtown Arcadia Parking Study, approximately 176 unoccupied public parking spaces are available in Parking District 2 (located immediately to the southwest of the Project site) during the weekday 5:00 PM to 8:00 PM time period (Walker 2012). Therefore, it is anticipated that ample off-street public parking spaces are available during the weekday peak hours to accommodate the maximum parking deficit of up to 37 spaces expected to result with full occupancy of the Project site and adjacent 24 Hour Fitness facility. As part of the Project approvals, the Developer will request a modification from the City's parking requirements to meet the deficit in parking with the available public parking spaces. Also, as part of the Project, a smart parking system would be installed in the existing 24 Hour Fitness parking structure. Smart parking refers to the use of sensing devices to determine occupancy at the space level or at the lot/structure level and displaying that information to drivers that are entering the structure. The smart parking system would help maximize utilization of all parking spaces within the structure and it would improve general accessibility and traffic flow. Infrastructure The Project includes the installation of storm drain, water quality, and potable water infrastructure systems to accommodate the needs of the proposed mixed-use development. The necessary on- site infrastructure would be constructed by the Developer to specifications set by the City of Arcadia. Following is a brief description of the proposed on-site infrastructure and utility systems. R\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Dreft_BT docx 2-8 Project Description 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration Drainage and Water Quality Treatment Runoff from the Project site rooftops would be conveyed via downspouts to a proposed four-inch polyvinyl chloride (PVC) pipeline that would connect to a four-inch curb drain by on-site storm drains. These storm drain improvements would be located near the entrance to the primary driveway along Wheeler Avenue and near the plaza area along First Avenue. A conceptual Standard Urban Stormwater Mitigation Plan (SUSMP) that has been prepared for the Project site identifies source-control best management practices (BMPs) (routine structural and routine non-structural), site-design BMPs, and hydraulic source-control BMPs that would be incorporated into the Project to ensure that the runoff from the Project site is treated before entering the City's storm drain system. Exhibit 2-6, Conceptual SUSMP Drawing, depicts conceptually proposed structural BMP locations. The proposed BMPs are summarized below. Routine Structural Best Management Practices • Use efficient irrigation systems and landscape design, water conservation, smart controllers, and source-control. • Design and construct trash and waste storage areas to reduce pollution. • Provide storm drain system stenciling and signage. • Water quality inlets (trench drain filter and downspout filter). Non-Structural Source-Control Best Management Practices • Educate property owners, tenants, and occupants about water quality. • Include activity restrictions to protect water quality. • Manage common landscaped areas. • Maintain BMPs. • Create a Spill Contingency Plan. • Ensure Hazardous Materials Disclosure Compliance. • Implement the Uniform Fire Code. • Control litter in common areas. • Train employees to protect water quality. • Inspect common area catch basins. As shown in Exhibit 2-6, a trench drain would be located at the entrance to the parking garage on Wheeler Avenue. In addition, runoff collected on the roof would be treated by downspout filters. Potable Water Water service is available from existing infrastructure at First Avenue and Wheeler Avenue. The Project's calculated demand for water supply from the anticipated 761 residential fixture units (e.g., sinks, showers, toilets, dish washers) is 175 gallons per minute (gpm). The Project's calculated demand for water supply from the anticipated 51 commercial fixture units (e.g., sinks, toilets) is 52 gpm. In total, 185 gpm demand can be accommodated within a 4-inch pipeline. Fire water requirements (e.g., fire suppression) for the commercial and residential will require a R1 Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Drafl_BT.dcex 2-9 Project Description s v, N I m I . Q ' a .— w U aI 06 S d K' m X a ji 1 I F 1 co 2 Iw �_ g 1 ii I M lii 1111 Ith!hili1 8 ii DB €@IMAM re a z z N N I I I cc y — — — — —...— I x I Y 2/12 LW _ �—- I - I -— .:__-.-“--_._,---. _-___ ___..1_____ . _ „_----.--- ____ , , 0 ..._a_ . __0 ci....1. ,c Ipi i ,;..,,,,,,,,,...,,, ,,,, ,,-,.:, .,,,,,'„,, ,, 'k — A,. . :,,,,‘:\a .,.,'ic-.', "',-;'‘, '- '9',:-..1>4. ".: 1 r: iSt.72: .A�QqSS ` ' � II ♦� EEbif/X rf5 1 I a�I���IIIs,�h�C �t�.•a ° .r].° $i2•j ::��Yf�'1Oi�'� Ifi 'lO°Ib 1f.:-rR: ' .r *:0:14::::::::::::::( 0 * !� .„.„:::,.„,...,..,..,.....,,,,,,.......-..• ✓ s t I. 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I 1st;,1 •_-__ a p __sr_i',: _ - . •' '-41111W.Call_CMINIEnr.-AMIllir __.4 ILLEC,ON 0.25 .. ...se_ . , 1-- ----"■:._ .E3 I rt.., 'ii ID.PUNCHED 11/It VOL III I I ,- C IRWIN 11'.------------T—VNEELER AVENUE --—tit` F 1 1 , , 1 gA8EMENTS(PER TITLE REPORT) g 0 0 AN EASDERI FOR IA'IMPOSE Xi FRD R A DoCIMEN7 WON BELO N ROITS IC10E1A2,DERETO AS ST GRAN.TO THE Orr of AR.12A .9 PuRPOSE SLOPES ARO LATERAL MID VERIICAL SuPPORT OF MST STREET 8 REC . AUGUST 21,194164 BOOK 14120.PAGE 63 TY OfTICIAL RECORDS LE AFFECrs A KM.OF SAD LAIC Q A EASMENT FOR DIE 112,110020 SNOW.BELOI AN RCKS INCCENTAL THRM AS ST F FORTH IN A DOCUMENT GRANTED TO SOUTIERN CALIFORNIA EDISON CDR,.A DORPCILADEIN 3- PURPOSE, MIX 016111E5 CT RECEILDEO WWI 22 2007 As NSTRufen No 2207000401900 0171006 RECUT% 5 AFFECTS, A pORDON OF Smo LANO PROPOSED EASEMENTS ..? a. O 0 AN EASEMENT TO NE 011 20 ARCADIA FCA 90ER0,0 ARO puBuC ullUrf PuRPOT200 a t 0 AN EA202EN7 TO PARCEL 1 RR INGRESS 040 EGRESS PIATITOSES A'409200'EA011017 ARO AN EASEMMT TO PARCEL I FOR TANNAGE.VOL,AND INGRESS AND EGRESS PURPOSES -CTI--. O Source:MCE Consultants,2014 ,.....4, Proposed Easements Exhibit 2-7 57 Wheeler Avenue Mixed-Use Project N wit$0/17 --:01 PSOMAS s (Rev:4-7-2014 MMD)R:\Projects\DDPArca),J001)Graphics\MND\ex_ProposedEasements.pdf 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration minimum 6-inch pipeline to deliver the required 352 gpm. The City of Arcadia has confirmed that these demands can be accommodated with the existing potable water infrastructure, and no new pipelines or capacity expansions are required. Sewer Sewer infrastructure serving the Project site includes an existing eight-inch sewer line located within the Wheeler Avenue right-of-way. The City of Arcadia has confirmed that sewage generated by the Project can be accommodated with the existing sewage pipeline infrastructure, and no new pipelines, capacity expansions, or relocations are required. Dry Utilities Dry utility service would be provided by Southern California Edison (electric service), Southern California Gas Company (gas service), AT&T (telephone service), and Time Warner Cable (cable/internet service) from existing facilities in the vicinity of the Project site. Two existing on-site electrical transformer boxes would remain as currently located, as shown on Exhibit 2-3. 2.3.3 EASEMENTS As shown on Exhibit 2-7, Proposed Easements, the Project involves three easement adjustments. • Existing Easement A on Parcel 1 to the City of Arcadia would not change. • Existing Easement B on Parcel 2 to SCE would not change. • Easement C is located at the northeast corner of Parcel 1 and the southeast corner of Parcel 2, and would grant rights to the City of Arcadia for sidewalk and public utility purposes. • Easement D within Parcel 2 would grant rights to Parcel 1 for ingress/egress purposes (vehicular circulation to and from the 24 Hour Fitness parking garage). • Easement E within Parcel 2 would grant rights to Parcel 1 for drainage, utility, and ingress/egress purposes, and would act as a no build" setback between the proposed mixed-use building and the existing 24 Hour Fitness building. This area would be utilized as the public outdoor plaza area. 2.3.4 OFF-SITE IMPROVEMENTS As a part of Project implementation, the sidewalk corner at Wheeler Avenue and First Avenue will be extended by approximately eight feet into the parking lane along First Avenue to accommodate additional street parking. The curb extension would not affect traffic flows or timing. This corner extension is shown on Exhibit 2-3. The purpose of the curb extension would be to accommodate additional street parking along First Avenue, as well as to encourage pedestrian activity at the crosswalk. No utilities or street infrastructure (storm water drains, lighting, traffic signals) would need to be relocated as a result of the curb extension. 2.4 CONSTRUCTION ACTIVITIES Construction of the Project is planned to last one year and three months (approximately March 2015 through June 2016). Construction activities are planned to begin in March 2015 and would R.\Projects\DDPArca\J0o01\MND\57 Wheeler MND_071814_Final Draft_BT docx 2-10 Project Description 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration involve the demolition and removal of the 7,700-sf existing restaurant building and 28,000-sf surface parking lot. Demolition activities would occur for approximately one month. Subsequent to demolition, grading would occur for approximately one month. Project grading would require export of approximately 9,990 cubic yards (cy) of soil. Demolition debris removal from the site would generate an estimated 4 one-way truck trips (2 round trips) per day, and removal of excavated soils would generate an estimated 20 one-way truck trips (10 round trips) per day (LLG 2014a). Installation of underground utilities, including the water, sewer, electrical, and storm drain infrastructure, as well as the subterranean infiltration chambers previously discussed, would require approximately one month. Paving would occur after completion of underground utilities; would occur for approximately 3 weeks; and would cover approximately 14,050 sf of the Project site. Lastly, building construction would occur for approximately 12 months, with the architectural coatings (e.g., exterior paints) occurring last. During construction activities, trucks are expected to enter and leave the site on a regular basis. Trucks are anticipated to access the Project site primarily via 1-210 and larger arterials (e.g., Santa Anita Avenue and Huntington Drive); would follow City-designated haul routes; and would avoid residential streets. Construction staging and worker parking would be accommodated within the Project site, as well as possibly adjacent streets and parking lots, as detailed in a Construction Management Plan that will be submitted to the City for approval prior to issuance of the grading permit. The Construction Management Plan will identify the equipment and vehicle staging areas, stockpiling of materials, fencing (i.e., temporary fencing with opaque material), and haul routes. 2.5 DISCRETIONARY APPROVALS This IS/MND is intended to serve as the primary environmental document for all actions associated with the Project, including all discretionary approvals requested or required to implement the Project. In addition, this is the primary reference document for the formulation and implementation of a mitigation monitoring program for the Project. Based on information provided by the City of Arcadia, the proposed Project would not require a general plan amendment or zone change. The actions and/or approvals that the City of Arcadia needs to consider for the Project include but are not limited to the following: • Adoption of the 57 Wheeler Avenue Mixed-Use Project IS/MND. • Certificate of Demolition. Required for structures that are 50 years of age or older. • Conditional Use Permit. As required by the Arcadia Zoning Regulations, mixed-use projects in the DMU zone require a conditional use permit. • Modifications. The following modifications from the Arcadia Zoning Regulations will be required: o Off-Street Parking. The Project will not provide the minimum number of required off-street parking spaces; therefore, a modification will be required to allow the Project to count nearby public parking spaces towards this requirement. o Private Open Space. The Project will not provide the minimum amount of required private open space for 27 of the 38 residential units; therefore, a modification will R:\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT docx 2-11 Project Description 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration be required to allow the Project to count the common open space area towards this requirement. • Tentative Parcel Map. The Project is currently located on the same parcel as the adjacent 24 Hour Fitness building. Therefore, the parcel will need to be subdivided in order to accommodate the new structure. • Architectural Design Review.An architectural design review will be conducted to ensure that the Project is in compliance with the City's design guidelines. • Encroachment Permits. The Project would require issuance of an encroachment permit from the City of Arcadia for construction within the City's right-of-way for sidewalk and infrastructure improvements, as well as from the Los Angeles County Department of Public Works for work within the First Avenue right-of-way. • Oak Tree Removal Permit. The Project would require issuance of an oak tree removal permit for removal of the four existing oak trees located along Wheeler Avenue. Subsequent approvals (which would require separate processing through the City of Arcadia) would include, but may not be limited to a grading permit, building permits, street improvement plans, and utility plans. R:\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.tlocx 2-12 Project Description 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration SECTION 3.0 ENVIRONMENTAL CHECKLIST FORM 1. Project Title: 57 Wheeler Avenue Mixed-Use Project 2. Lead Agency Name and Address: 240 West cHuntington Drive Arcadia, California 91066 3. Contact Person and Phone Number: Development Services Manager ces Department (626) 574-5445 4. Project Location: 57 Wheeler Avenue Arcadia, California 91006 5. Project Sponsor's Name and Address: DPP Arcadia, LLC 210 South Orange Grove Boulevard Pasadena, California 91105 6. General Plan Designation: Downtown Mixed Use 7. Zoning: DMU — Downtown Mixed Use 8. Description of Project: The proposed Project involves the construction of a 4-story mixed- use retail and residential project with 16,821 square feet of mixed uses and 38 apartment units on a 0.783-acre site located at the intersection of First Avenue and Wheeler Avenue in the City of Arcadia. The ground floor would be office/retail, and the upper three floors would be apartments. Parking is proposed at grade and below grade beneath the proposed mixed- use structure, as well as in the adjacent existing parking structure. The Project will provide an outdoor plaza with seating and landscaping, separating the Project site from the existing adjacent 24 Hour Fitness located to the north. 9. Surrounding Land Uses and Setting: The Project is located in the Downtown area of the City, just north of Huntington Drive and east of Santa Anita Avenue. The Project site is immediately surrounded by existing urban development, including commercial retail, office, and associated parking. Existing commercial uses are located to the north of the Project site, including a 24 Hour Fitness facility and associated parking structure. Further north (on the other side of East Santa Clara Street) is the under-construction Metro Gold Line Foothill Extension Arcadia Station and associated 300-space parking structure. 10. Other Public Agencies Whose Approval May Be Required: Los Angeles County Department of Public Works for work within the First Avenue right-of-way. R:\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 3-1 Environmental Checklist Form 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED The environmental factors checked below would be potentially affected by this Project, involving at least one impact that is a "Less Than Significant with Mitigation", as indicated on the following pages. ❑Aesthetics ❑Agriculture and Forest Resources ❑Air Quality ® Biological Resources ❑ Cultural Resources ® Geology and Soils ❑ Greenhouse Gas Emissions ® Hazards and Hazardous Materials ❑ Hydrology and Water Quality ❑ Land Use and Planning ❑ Mineral Resources ❑ Noise ❑ Population and Housing ❑ Public Services ❑ Recreation ® Transportation/Traffic ❑ Utilities and Service Systems ® Mandatory Findings of Significance DETERMINATION On the basis of this initial evaluation: ❑ I find that the Project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. ® I find that although the Project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the Project have been made by or agreed to by the Project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. ❑ I find that the Project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. ❑ I find that the Project MAY have a "potentially significant impact" or"potentially significant unless mitigated" impact on the environment, but at least one effect (1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and (2)has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. ❑ I find that although the Project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated ursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or ' igatio easures that are imposed upon the Project, nothing further is required. I 'Signature of Lead Agency Representative Date LI Li -' FL ores G q) Arcadi0 cy Printed name Agen ✓ R:1ProjeddDDPArcaUDD01lMND157 Wheeler MND 071814 Final Draft ST doc: 3-2 Environmental Checklist Form 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration SECTION 4.0 ENVIRONMENTAL IMPACT QUESTIONS AND ANALYSIS Less than 4.1 AESTHETICS Potentially Significant Less than Significant with Significant No Impact Mitigation Impact Impact Would the project: a) Have a substantial adverse effect on a scenic vista? ❑ El El b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic ❑ ❑ ® ❑ buildings within a state scenic highway? c) Substantially degrade the existing visual character or ❑ ® ❑ quality of the site and its surroundings? d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the ❑ ❑ N ❑ area? 4.1.1 EXISTING CONDITIONS The Project site is within the Downtown area of the City, just north of Huntington Drive and east of Santa Anita Avenue. Exhibit 2-2 provides an aerial photograph showing the Project site and surrounding area. The Project site currently consists of a 1-story, approximate 7,706-sf commercial building and associated 46-space surface parking lot. The building was most recently used as a restaurant, but has been vacant since 2013.The Project site is immediately surrounded by existing urban development, including commercial retail, office, and associated parking. Adjacent commercial uses include a 24 Hour Fitness facility to the north; a U.S. Post Office building to the west; medical offices to the south; and various retail/commercial to the east. 4.1.2 IMPACT ANALYSIS Project Design Features None required. Regulatory Requirements RR AES-1 The Developer shall prepare a Landscape Plan that provides the proposed plant palette and location of proposed landscaping, subject to the review and approval of the City's Development Services Department. RR AES-2 The Developer shall prepare a Lighting Plan that provides the type and location of proposed exterior lighting and signage, subject to the review and approval of the City's Development Services Department. R-.\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT docx 4-1 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration Impact Discussion a) Would the project have a substantial adverse effect on a scenic vista? No Impact. Based on review of the City's General Plan Land Use and Community Design Element (Arcadia 2010a) and the California Department of Transportation (Caltrans)website, there are no designated scenic vistas or Local or State Scenic Highways within the vicinity of the Project site (Caltrans 2013). The Project would have no impact on a scenic vista. b) Would the project substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? Less than Significant Impact. The Land Use and Community Design Element of the General Plan Update includes the majority of relevant goals and policies that address the protection of the visual character in the City. In addition, the Parks, Recreation and Community Resources Element includes goals and policies designed to preserve the City's status as "Tree City USA" by maintaining the urban forest, and the Economic Development Element includes goals and policies related to visual character as it pertains to revitalizing or maintaining commercial land uses (Arcadia 2010a). Since the Project site is located within the City's Downtown area, it lacks scenic resources. As previously discussed in Section 4.1.1, Existing Conditions, the Project site is currently developed with a vacant restaurant building and a surface parking lot. There are some landscaping trees in the parking lot medians, as well as some ornamental palms against the wall of the 24 Hour Fitness building. There are also some landscaping trees and shrubs along the First Avenue and Wheeler Avenue frontage of the building and parking lot, including four Engelmann Oak trees along Wheeler Avenue. Construction of the Project would require the removal of the oak trees from the City-owned sidewalk along Wheeler Avenue. The Developer would be required to obtain an Oak Tree permit and to replace or relocated the trees to the satisfaction of the City of Arcadia (see RR BIO-1). In addition, new landscaping would be installed as part of the Project (see RR AES-1). As discussed in Section 4.5, Cultural Resources, the Project site does not contain any significant historic resources. The visual change associated with the change from commercial/surface parking to multi-level mixed-use is discussed further in Threshold 4.1(c) below. The Project would not substantially damage scenic resources. No mitigation is required. c) Would the project substantially degrade the existing visual character or quality of the site and its surroundings? Less Than Significant Impact. The Project site is located within the City's Downtown area and is immediately surrounded by existing urban development, including commercial retail, office, and associated parking. Further north (on the other side of East Santa Clara Street) is the under- construction Metro Gold Line Foothill Extension Arcadia Station and its associated 300-space parking structure. During demolition and construction activities at the site, there would be views of construction equipment, ongoing demolition activities, short-term stockpiles of building debris, and haul trucks to remove the debris. This visual change is less than significant because of its temporary nature and because the views would be typical of construction sites for mixed-use projects in an urban environment. No mitigation is required. To assess the existing visual character and to determine the potential visual change that may result from implementing the Project, a site reconnaissance survey was conducted in February 2014. Due to intervening buildings and the relatively flat topography of the site in relation to R:\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 4-2 Discussion of Environmental Check list 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration surrounding land uses, there are no distant viewsheds to or from the site. Exhibits 4-1 a and 4-1 b provide photographs that depict views of the site and surrounding land uses from various vantage points surrounding the Project site. These views are described below. • View 1: View from the south side of Wheeler Avenue, looking northeast towards the Project site. This view depicts the existing southwest corner of the Project site, including the vacant restaurant building. This view also shows the existing landscaping along the Wheeler Avenue sidewalk, including three of the four oak trees that line this portion of the street. Not shown in the photo is the U.S. Post Office building immediately to the west of the building. Key viewers from this location would be pedestrians and motorists, as well as workers/customers at the offices and businesses on the south side of Wheeler Avenue. • View 2: View from the driveway on Wheeler Avenue, looking west towards the existing building. This view depicts the entrance to the restaurant building, which faces the surface parking lot. This view shows the existing landscaping in front of the building, as well as the Wheeler Avenue sidewalk frontage, including existing oak trees and entrance to the adjacent U.S. Post Office. Key viewers from this location would be pedestrians and motorists, as well as workers/customers at the offices and businesses on the south side of Wheeler Avenue. • View 3: View from the corner of Wheeler Avenue and First Avenue looking northwest towards the Project site. This view depicts the existing southeastern corner of the Project site, which includes the surface parking lot in the foreground and the restaurant building to the west. This view shows the existing landscaping along Wheeler Avenue and First Avenue, including one of the four oak trees along Wheeler Avenue. Also seen in the background are the existing 24 Hour Fitness building and parking structure. Key viewers from this location would be pedestrians and motorists, as well as workers/customers at the offices and businesses on the south side of Wheeler Avenue and the east side of First Avenue. • View 4: View from the east side of First Avenue looking southwest towards the Project site. This view depicts the existing northeastern corner of the Project site, which includes the surface parking lot to the south and the 24 Hour Fitness building to the north. Also seen in the background are the restaurant building and the medical office building located on the south side of Wheeler Avenue. This view also shows the existing landscaping along First Avenue. Key viewers from this location would be pedestrians and motorists, as well as workers/customers at the offices and businesses on the east side of First Avenue. • View 5: View from the northeastern corner of the Project site looking south down First Avenue. This view depicts the eastern boundary of the Project site, which includes the surface parking lot to the right side of the photo. This view also shows the medical office building located on the south side of Wheeler Avenue and existing retail/office on the southeastern corner of Wheeler Avenue and First Avenue. Key viewers from this location would be pedestrians and motorists, as well as workers/customers at the offices and businesses on the west side of First Avenue. • View 6: View from the northwestern corner of the Project site, looking east towards First Avenue. This view depicts the northern boundary of the Project site, which includes the 24 Hour Fitness parking structure to the left side of the photo and the restaurant building to the right. Also seen in the background are the existing retail and office buildings located on the east side of First Avenue. Key viewers from this location would be pedestrians and motorists utilizing the proposed public plaza area and the alley that links the two parking areas. R'.\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 4-3 Discussion of Environmental Checklist � a f K JC+ ... o a. ' �,. 3 j J.,:f..4.•,r 1 o Cn 17:: j'T I '''% j f'/:•:; -8° y III i .7 A' UR CD m N•0. CD N it n 0 111 co O • 47 Y.N o EY 3a > > L� d .X R 3 m d .,-,.. . 0•.% 4� ' 1 r,,,,, , . Il r , . .y. CD o „ c, '' y C j O 2 1 ...........4 C ryt p{}4 C Qty l d _ r CD ' - U gII ::� •3.a; .b'err ' O °'y N ■ i9+ ' w , O ,t0„ N , 44,1„.,,,,. -41, jia a � EMI H a d �: 3 ti 5 .c �� �rt �,', T r k `r.. N r z, t I c U r J.. i;�• 3m i ri rn cu K d3 a ; c N I. Q ch C Q) 0 W L) le'LdS xe\soiydeio\L000rwoayd4O\scefomva r a Ni -- O L co • •M L t O R R ( E.)= X A O O o C O f i ht R ''SIG •4+ m /I( r a a . r ', �' i " i'h.,•. I a • - q ...6 ill '.,-.; , ' 0 cY-, ., i° ;13 ... , 4 i di 0 C li 7'Ahr ARE JEW. '-'.,.' 7'' 2 0 46 ,.. y /1 E r rdi r`... t ._ i O 0 rr. . f v c c ry `;' W ; 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration • View 7: Overhead view from top of the 24 Hour Fitness parking structure, looking southwest towards Wheeler Avenue. This view depicts southwestern corner of the Project site, which includes the restaurant building and the entry driveway on Wheeler Avenue. Also seen in the background is the medical office building located on the south side of Wheeler Avenue. Key viewers from this location would be motorists and workers/customers utilizing the roof level of the 24 Hour Fitness parking structure. • View 8: Overhead view from top of the 24 Hour Fitness parking structure, looking southeast towards Wheeler Avenue. This view depicts southeastern corner of the Project site, which includes the surface parking lot on Wheeler Avenue. Also seen in the background are the existing retail and office uses on the east side of First Avenue. Key viewers from this location would be motorists and workers/customers utilizing the roof level of the 24 Hour Fitness parking structure. With implementation of the Project, the views of the Project site from off-site locations would be altered. Refer to Exhibit 2-5 for conceptual elevations of the proposed structure. The height and general massing of the proposed mixed-use building, which would have 4 floors and be 50 feet tall (with an additional 5 feet for rooftop mechanical screening) would be much greater than the existing condition of a single-story building and surface parking lot. The proposed height/massing would be similar to that of the adjacent 24 Hour Fitness facility (which has a height of approximately 45 feet) and parking structure; therefore, the new structure would not appear out of scale or place in the neighborhood. The Project would comply with the height limit(4 stories or 50 feet), residential density (50 dwelling units per acre), and floor-to-area ratio (1.0) allowed by the DMU zoning. Although the proposed Project would be slightly taller than the 24 Hour Fitness facility, distant views of the San Gabriel Mountains to the north would not be negatively impacted by Project implementation. Pedestrians along Wheeler Avenue and First Avenue already have views to the north obscured by the Project site's distance to the San Gabriel Mountains (approximately 1.2 to 2.0 miles), intervening structures (e.g., 24 Hour Fitness Facility, 1-210), and mature street trees. Project implementation would not substantially degrade the quality or character of views of the San Gabriel Mountains. Land uses surrounding the Project site include various single-story office and retail uses, as well as a two-story medical office building located directly across from the Project site on the south side of Wheeler Avenue. Although the Project buildings would be two to three levels taller than the surrounding land uses, the pedestrian amenities (including architecturally interesting frontages, landscaping, and plaza area) would create a pedestrian-friendly environment and aesthetically pleasing streetscape. While the views of the Project site from surrounding vantage points would be altered with Project implementation, the Project would not substantially degrade the existing visual character or quality of the site or its surroundings, and would improve the aesthetics and pedestrian amenities of the area. The introduction of residential, retail, and parking uses to the Project site would not be out of scale, size, or character with the existing surrounding urban setting and would be visually compatible with the existing surrounding uses. With respect to views experienced by motorists, pedestrians, and bicyclists along Wheeler Avenue and First Avenue, the Project has been designed to enhance the streetscape and is intended to meet the City's vision to add to the vitality of the Downtown area. The Project would be designed to activate the street frontage by orienting the retail components towards First Avenue and the planned Metro Gold Line Station located one block to the north. The Project building facade would undulate with the various uses, including the residential balconies on the south and east sides and the commercial business frontages. The ground floor retail and office spaces, architectural details, landscaping, and provision of the public plaza on First Avenue would add interest; would encourage pedestrian activity; and would convey a more interactive streetscape. R'\Projects\DDPArca\J0001\MND\57 Wheeler MND071814_Final Draft_BT.docx 4-4 Discussion of Environmental Check list 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration As identified in the Land Use and Community Design Element of the General Plan, the Downtown area has been targeted as an area for revitalization. The General Plan includes a conceptual plan for Downtown Arcadia that illustrates the types of design elements desired for this area, emphasizing pedestrian access and open space and integrating the Gold Line Station with high- density residential, mixed-use, and commercial areas via a system of pedestrian alleyways and plazas (Arcadia 2010a). As such, the proposed mix of commercial and residential as an infill redevelopment project is consistent with, and a furtherance of, the intended development pattern for the Downtown area. The proposed land uses would be compatible with existing office, commercial/retail, residential, and transit uses in the vicinity of the Project site. Therefore, aesthetic changes resulting from the Project would be less than significant. No mitigation is required. d) Would the project create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? Less Than Significant Impact. The Project site is located in an area that is already subject to nighttime lighting from existing surrounding uses. The Project site currently contains on-site lighting on the restaurant building and in the surface parking lot. In addition, the sidewalks along Wheeler Avenue and First Avenue contain several street lights. The Project would introduce light sources into the Project site suitable for residential/commercial development, including lighting at Project site entrances, storefronts, and within individual residential balconies. The Project's light sources would be consistent with other light generated by surrounding land uses and roadways, and in compliance with the City's restrictions on exterior lighting (see RR AES-2). Due to the urban nature of the Project site, surrounding areas and existing lighting, as well as the lack of sensitive receptors for lighting (e.g., single-family residential) impacts associated with lighting the Project would be less than significant. Glare is caused by light reflections from pavement, vehicles, and building materials (e.g., reflective glass and polished surfaces). During daylight hours, the amount of glare depends on intensity and direction of sunlight. Glare can create hazards to motorists and nuisances for pedestrians and other viewers. The Project would be constructed with textured materials such as shingles, stucco, concrete, plaster, and wood materials. The Project does not include any uses that would have the potential to create noticeable glare from sunlight or vehicle lights that would pose a hazard to motorists traveling in the Project vicinity or that would affect surrounding uses. Therefore, less than significant impacts would occur and no mitigation is required. 4.1.3 MITIGATION MEASURES Project implementation would not result in significant impacts related to aesthetics; therefore, no mitigation is required. R:\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT docx 4-5 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration 4.2 AGRICULTURE AND FOREST Less than RESOURCES Potentially Significant Less than Significant with Significant No Impact Mitigation Impact Impact Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland ❑ ❑ Mapping and Monitoring Program of the California ❑ El Resources Agency,to non-agricultural use? b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? ❑ ❑ ❑ c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220[0, timberland (as defined by Public El Resources Code section 4526), or timberland zoned ❑ ❑ ❑ Timberland Production (as defined by Government Code section 51104[g])? d) Result in the loss of forest land or conversion of forest land to non-forest use? ❑ ❑ ❑ e) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or ❑ CI ❑ conversion of forest land to non-forest use? 4.2.1 EXISTING CONDITIONS The Project site does not currently support any agricultural uses or activities. Review of maps by the California Department of Conservation Farmland Mapping and Monitoring Program shows that the site is not designated as Prime Farmland, Unique Farmland, or Farmland of Statewide Importance, and there are no farmlands in the immediate Project area (FMMP 2009). In addition, there are no Williamson Act3 contracts applicable to the Project site. 4.2.2 IMPACT ANALYSIS Project Design Features None required. Regulatory Requirements None required. 3 The California Land Conservation Act of 1965—commonly referred to as the Williamson Act—enables local governments to enter into contracts with private landowners for the purpose of restricting specific parcels of land to agricultural or related open space use. In return,landowners receive property tax assessments,which are much lower than normal because they are based upon farming and open space uses as opposed to full market value. R1Projects\DDPArca\J00011MND\57 Wheeler MND071814 Final Draft BT.docx 4-6 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration Impact Discussion a) Would the project convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency,to non-agricultural use? b) Would the project conflict with existing zoning for agricultural use, or a Williamson Act contract? c) Would the project conflict with existing zoning for, or cause rezoning of,forest land (as defined in Public Resources Code, Section 12220[g]), timberland (as defined by Public Resources Code, Section 4526), or timberland zoned Timberland Production (as defined by Government Code, Section 51104[0)? d) Would the project result in the loss of forest land or conversion of forest land to non-forest use? e) Would the project involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland to non-agricultural use or conversion of forest land to non-forest use? No Impact. The Project site is located in an urbanized area and would not convert farmland to non-agricultural use. The site currently has a General Plan land use designation of Downtown Mixed Use and is developed with a commercial land use(Arcadia 2010a). No portion of the Project site is covered by a Williamson Act Contract or located on land designated as Prime Farmland, Unique Farmland, or Farmland of Statewide Importance according to the 2008 California Department of Conservation, Farmland Mapping and Monitoring Program. The City of Arcadia General Plan's Land Use and Community Design Element does not identify any agricultural production areas within the City's corporate boundaries. In addition, the Project site does not contain designated forest land or timberland as defined in the California Public Resources Code (§§12220[g] and 4526, respectively). Therefore, no impacts to agricultural resources, forest land, or timberland would result from Project implementation, and no mitigation is required. 4.2.3 MITIGATION MEASURES There would be no impacts to agriculture and forest resources; therefore, no mitigation measures are required. R.\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Drat_BT.docx 4-7 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project lnitial Study/Mitigated Negative Declaration Less than 4.3 AIR QUALITY Potentially Significant Less than Significant with Significant No Impact Mitigation Impact Impact Would the project a) Conflict with or obstruct implementation of the applicable air quality plan? El ❑ El b) Violate any air substantially to an exist n st oandard or contribute violation? g projected air quality 0 c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is in non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ❑ ® ❑ ozone precursors)? d) Expose sensitive receptors to substantial pollutant concentrations? ® ❑ e) Create objectionable odors affecting a substantial number of people? ❑ ® ❑ Information in this section is derived from the Air Quality Emissions Wheeler Mixed-Use Development Project in the City of Arcadia, California dated August prepared by BonTerra. This report is provided in its entirety in ns Impact Analysis for the that the Project Description has been slightly revised since the completion of gust 2013 contained in the August 2013 report. Changes include later y Appendix A. It should be noted generated, and decreases to the square footage of the office space and retail the analysis construction dates, fewer daily trips changes would result in a slight decrease in estimated emissions. As such, the analysis contained the August 2013 report is conservative. Additionally, the carbon monoxide Each of these contained in the air quality report relied upon a traffic report that has since been revised. revisions to the Traffic Report do not change the carbon monoxide hotspot hotspot analysis the August 2013 air quality report. evlsed. The tspot analysis contained in 4.3.1 EXISTING CONDITIONS The Project site is located in the Los Angeles County portion of the South Coast Air Basin (SoCAB) and, for air quality regulation and permitting, is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD). Both the State of California (State) and the U.S. Environmental Protection Agency (USEPA) have established health-based Ambient Air CAla41t Standards (AAQS) for air pollutants, which are known as "criteria pollutants". The AAQS are designed to protect the health and welfare of the populace within a reasonable margin of safety. The AAQS for ozone (03), carbon monoxide (CO), nitrogen dioxide (NO2), sulfur dioxide (SO2), inhalable particulate matter with a diameter of 10 microns or less (PM10), fine particulate matter with a diameter of 2.5 microns or less (PM2.5), and lead are shown in Table 4-1. Discussion of Environmental Checklist ee��M�� 11914 "4"7' Discussion 140°1 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration TABLE 4-1 CALIFORNIA AND NATIONAL AMBIENT AIR QUALITY STANDARDS _ _ -- — —— Federal Standards _ Standards California Secondaryb Pollutant Averaging Time /ms 0.09 ppm(180 pg ) — 1 Hour Os 8 Hour 0.070 ppm(137 N9/m3) 0.075 ppm(147 pg/m3)3 24 Hour 50 pg/m3 150 pg/m PM10 20 pg/m3 35 pg/m3 PM2 5 24 Hour 12 pg/m3 12.0 pg/m3 ppm(40 mg/m3)( 1 Hour 20 ppm(23 mg/m3) 35 pP ) 8 Hour 9.0 ppm(10 mg/m3) 9 ppm(10 mg/m3) CO 8 Hour 6 ppm(7 mg/m3) (Lake Tahoe) 0.030 ppm(57 pg/m s) 0.053 ppm(100 Ng/m3) MIZZIM NOz 1 Hour 0.18 ppm(339 pg/rn3) 0.100 ppm(188 pg/m3) IIINIIMIIIIIIII 24 Hour 0.04 ppm(105 pglm3) 1111111111111111111111111111111111111 0.5 ppm (1,300 pg/m3) 3 Hour SO2 1 Hour 0.25 pp m(655 pg/rn3) 0.075 ppm (196 pg/rn3) l 1.5 pgm3 30 day Avg. 1. 1 5 pg/m3 Calendar Quarter Same as Primary Lead 0.15 pg/m Rolling 3 3-month Avg. Extinction coefficient of Visibility 0.23 per km—visibility z 8 hour 10 miles Reducing (0.07 per km-?30 miles Particles No NMI for Lake Tahoe) Federal 24 Hour 25 pg/m3 Standards Hydrogen 1 Hour 0.03 ppm (42 pg/m3) Sulfide Vinyl 24 Hour 0.01 ppm(26 pg/m3) Chloride 0,'.ozone;ppm:parts per million;pg/m3:micrograms per cubic meter;PM10:inhalable particulate matter with a diameter of 10 microns or less; 3 milligrams Annual Arithmetic meter;NOz nitrogen d oxide;S0:sulfur dioxiide,km:kilometer;microns No Standard.carbon monoxide;mglm':milllg per Primary Standards:The levels of air quality necessary,within an adequate margin of safety,to protect the public health. b National Secondary Standards: The levels of air quality necessary to protect the public welfare from any known or anticipated adverse effects of a pollutant. Note:More detailed information in the data presented in this table can be found at the GARB website(www.arb.ca.gov). Source:BonTerra 2013(Appendix A). Regional air quality is defined by whether the area has attained or has not attained State and federal air quality standards, as determined by air quality data from various monitoring stations. Areas that are considered in "nonattainment" are required to prepare plans and implement measures that will bring the region into "attainment". When an area has been reclassified from nonattainment to attainment for a federal standard, the status is identified as ma. 1Ql Ia��, i �� there must be a plan and measures established that WIII I(eP,p the region jfl following ten years. v II /Aj F 1f,rverisIDOPArce1J00071MND157 �Y� Wheeler MND 071814 Final Dr.'.BT dOCX _ l0A1 n 4-g D/ {V� 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration For the California Air Resources Board (GARB), an "Unclassified" designation indicates that the air quality data for the area are incomplete and there are no standards to support a designation of attainment or nonattainment. Table 4-2 summarizes the attainment status of the SoCAB for the criteria pollutants. TABLE 4-2 DESIGNATIONS OF CRITERIA POLLUTANTS IN THE SOUTH COAST AIR BASIN Pollutant State Federal 03(1-hour) No Standard Nonattainment 03(8-hour) Extreme Nonattainment PM10 Nonattainment Attainment/Maintenance PM2.5 Nonattainment Nonattainment CO Attainment Attainment/Maintenance NO2 Nonattainmenta Attainment/Maintenance SO2 Attainment Attainment Lead Nonattainment/Attainmentb Nonattainment/Attainment All others Attainment/Unclassified No Standards 03: ozone; PM10: inhalable particulate matter with a diameter of 10 microns or less; PM2.5: fine particulate matter with a diameter of 2.5 microns or less;CO:carbon monoxide;NO2:nitrogen dioxide;SO2:sulfur dioxide; GARB:California Air Resources Board;SoCAB:South Coast Air Basin. 3 CARB Executive Order R-14-001 (February 25, 2014) reclassifies the SoCAB to attainment for NO2 and Lead effective July 1,2014. Los Angeles County is classified as nonattainment for lead;the remainder of the SoCAB is in attainment of the State and federal standards. Source:BonTerra 2013(Appendix A). The Project site is located in an area with a "Downtown Mixed-Use" land use designation; it is surrounded by a 24 Hour Fitness, a U.S. Post Office, medical office buildings, retail/commercial uses, and associated parking. The site is currently occupied by a vacant restaurant and surface parking lot. Existing emissions are the intermittent emissions from vehicles using the parking lot. The effects from air pollution can be significant, both in the short term during smog alerts, but also from long-term exposure to pollutants. While the majority of the populace can overcome short-term air quality health concerns, selected segments of the population are more vulnerable to its effects. Specifically young children, the elderly, and persons with existing health problems are most susceptible to respirator complications. These segments tend to be concentrated in schools (particularly pre-schools and nursery schools), convalescent hospitals, senior housing, and hospitals (Arcadia 2010a). The nearest sensitive receptors are the single-family residences located approximately 650 feet to the south of the site on Alta Street. 4.3.2 IMPACT ANALYSIS Project Design Features None required. Regulatory Requirements RR AQ-1 Demolition and grading for the Project shall be performed in compliance with South Coast Air Quality Management District (SCAQMD) Rule 403, Fugitive Dust. In addition, SCAQMD Rule 402 requires implementation of dust suppression R:\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 4-10 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration techniques to prevent fugitive dust from creating a nuisance off site. Contractor compliance with Rule 403 and Rule 402 requirements shall be mandated in the contractor's specifications and shall include the measures listed below. • Paved streets shall be swept at least once per day where there is evidence of dirt that has been carried onto the roadway. • Watering trucks shall be used to minimize dust. Watering should be sufficient to confine dust plumes to the Project work areas. Active, disturbed areas shall have water applied to them three times daily. • For disturbed soil surfaces that will be left inactive for four or more days, a chemical stabilizer shall be applied pursuant to the manufacturer's instructions. • For open soil storage piles that will remain on site for two or more days, water shall be applied once per hour, or coverings shall be installed. • All haul vehicles shall be covered or shall comply with the vehicle freeboard requirements of Section 23114 of the California Vehicle Code for both public and private roads. During high wind conditions (i.e., wind speeds in excess of 25 miles per hour), all earth-moving activities shall cease or water shall be applied to soil not more than 15 minutes prior to disturbing such soil. RR AQ-2 The Project shall be built in accordance with the Title 24 Building Efficiency Standards and Title 24 Green Building Standards. Impact Discussion a) Would the project conflict with or obstruct implementation of the applicable air quality plan? No Impact. The two principal criteria for conformance to the AQMP are (1) whether the project will result in an increase in the frequency or severity of existing air quality violations, cause or contribute to new violations, or delay timely attainment of air quality standards and (2) whether the project will exceed the assumptions in the AQMP (SCAQMD 1993). Project implementation would contribute emissions of PM10, PM2.5, and the 03 precursors volatile organic compounds (VOC) and nitrogen oxides (NOx) to the area during short-term Project construction and long-term operations. As shown in Threshold 4.3(b) below, projected pollutant emissions would be less than the significance criteria during short-term construction and long-term operation. The Project would result in minimal long-term emissions of 03 precursors and particulates. Therefore, the Project would not result in an increase in the frequency or severity of existing air quality violations; it would not cause or contribute to new violations; nor would it delay timely attainment of air quality standards. The proposed Project does not involve a change in General Plan designation or zoning and therefore would not exceed the assumptions in the AQMP. No conflict with the 2012 AQMP would occur with the proposed Project(BonTerra 2013). b) Would the project violate any air quality standard or contribute substantially to an existing or projected air quality violation? Less Than Significant Impact. The SCAQMD establishes significance thresholds to assess the regional impact of Project-related air pollutant emissions in the SCAQMD. Table 4-3, SCAQMD Criteria Pollutant Mass Emissions Significance Thresholds, summarizes the SCAQMD's mass emissions thresholds, which are presented for both long-term operational and short-term construction emissions. A Project with emissions rates below these thresholds is considered to R:\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 4-11 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration have a less than significant effect on air quality. TABLE 4-3 SCAQMD CRITERIA POLLUTANT SIGNIFICANT MASS EMISSIONS SIGNIFICANCE THRESHOLDS (LBS/DAY) Criteria Pollutant Construction Operation Volatile Organic Compounds(VOC) 75 55 Oxides of Nitrogen(NOx) 100 _ 55 Carbon Monoxide(CO) _ 550 _ 550 Oxides of Sulfur(SOx) 150 150 Particulate Matter(PM10) 150 150 Particulate Matter(PM2.5) 55 55 Source:BonTerra 2013(Appendix A). Regional Construction Impacts The SCAQMD has established methods to quantify air emissions associated with construction activities such as air pollutant emissions generated by operation of on-site construction equipment; fugitive dust emissions related to trenching and earthwork activities; and mobile (tailpipe) emissions from construction worker vehicles and haul/delivery truck trips. Emissions would vary from day to day, depending on the level of activity; the specific type of construction activity occurring; and, for fugitive dust, prevailing weather conditions. A construction-period mass emissions inventory was compiled based on an estimate of construction equipment as well as scheduling and Project phasing assumptions. More specifically, the mass emissions analysis takes into account the following: • Combustion emissions from operating on-site stationary and mobile construction equipment; • Fugitive dust emissions from demolition, site preparation, and grading phases; and • Mobile-source combustion emissions and fugitive dust from worker commute and truck travel. For the purposes of estimating emissions associated with construction activities, a timeframe of January 2014 through March 2015 was applied to the analysis. Emissions were calculated using the California Emissions Estimator Model (CaIEEMod) emissions inventory model (SCAQMD 2013). CaIEEMod is a computer program accepted by the SCAQMD that can be used to estimate anticipated emissions associated with land development projects in California. CaIEEMod has separate databases for specific counties and air districts, and the Los Angeles County database was used for the proposed Project. Dust control by watering was assumed, consistent with the requirements of SCAQMD Rule 403(RR AQ-1). The mass emissions thresholds (see Table 4-3) are based on the rate of emissions (i.e., pounds of pollutants emitted per day). Therefore, the quantity, duration, and the intensity of construction activity are important in assuring analysis of worst case (i.e., maximum daily emissions) scenarios. The Project activities (e.g., demolition, grading, building) are identified by start date and duration. Each activity has associated off-road equipment (e.g., dozers, backhoes, cranes) and on-road vehicles (e.g., haul trucks, concrete trucks, worker commute vehicles). Construction hauling truck trips were estimated using CaIEEMod based on the phase length and amount of debris or soil to export. CaIEEMod defaults assume a haul truck capacity of 20 tons or 16 cy. It R:\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 4-12 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration was assumed that demolition would last approximately 1 month and would result in the export of approximately 1,054 tons of debris. This translates to a total of 52 round trips (104 one-way trips) over the duration of the phase, or approximately 2 round trips (4 one-way trips) per day. It was assumed that grading would last approximately 1 month and result in the export of approximately 15,647 cy of soil. This translates to a total of 978 round trips (1,956 one-way trips) over the duration of the phase, or approximately 49 round trips (98 one-way trips) per day. Detailed construction assumptions and CalEEMod inputs and outputs can be found in Appendix A. Maximum daily emissions for the peak work day are shown in Table 4-4, Estimated Maximum Daily Construction Emissions. Actual emissions could be less than those forecasted due to the conservative nature of the assumptions incorporated into the CalEEMod program regarding phasing. If construction is delayed or occurs over a longer time period, emissions could be reduced because of (1) a more modern and cleaner-burning construction equipment fleet mix and/or (2) a less intensive buildout schedule (i.e., fewer daily emissions occurring over a longer time interval). As shown, all criteria pollutant emissions would be less than their respective thresholds. Thus, impacts would be less than significant. TABLE 4-4 ESTIMATED MAXIMUM DAILY CONSTRUCTION EMISSIONS (LBS/DAY) VOC NOx CO SOx PM10 PM2.5 Maximum daily emissions in 2014 8 59 41 <0.5 5 3 Maximum daily emissions in 2015 5 25 21 <0.5 2 2 SCAQMD Daily Thresholds 75 100 550 150 150 55 Exceeds SCAQMD Thresholds? No No No No No No lbs/day:pounds per day;VOC:volatile organic compound(s);NOx:nitrogen oxides;CO:carbon monoxide;Sox:sulfur oxides, PM10:inhalable particulate matter with a diameter of 10 microns or less;PM2.5:fine particulate matter with a diameter of 2.5 microns or less;SCAQMD:South Coast Air Quality Management District. Source:BonTerra 2013(Appendix A). Localized Construction Impacts The localized effects from the on-site portion of daily emissions were evaluated at sensitive receptor locations potentially impacted by the Project according to the SCAQMD's localized significance threshold (LST) method, which utilizes on-site mass emissions rate look up tables and Project-specific modeling, where appropriate. LSTs are applicable to the following criteria pollutants: NO2, CO, PM10, and PM2.5.4 LSTs represent the maximum emissions from a project that are not expected to cause or contribute to an exceedance of the most stringent applicable federal or State ambient air quality standard, and are developed based on the ambient concentrations of that pollutant for each source receptor area and distance to the nearest sensitive receptor. For PM10 and PM2.5, LSTs were derived based on requirements in SCAQMD Rule 403, Fugitive Dust(RR AQ-1). The mass rate look-up tables were developed for each source receptor area and can be used to determine whether or not a project may generate significant adverse localized air quality impacts. The SCAQMD provides LST mass rate look-up tables for projects that are less than or equal to five acres, which means this is the appropriate method for the Project. 4 NO2 impacts are addressed by evaluating nitrogen oxide(NOx)emissions. R:\Projects\DDPArca\J0001\MND\57 wheeler MND_071814_Final Draft_BT.docx 4-13 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration When quantifying mass emissions for localized analysis, only emissions that occur on site are considered. Consistent with the SCAQMD's LST method guidelines, emissions related to off-site delivery/haul truck activity and employee trips are not considered in the evaluation of localized impacts. As shown in Table 4-5, localized emissions for all criteria pollutants would be less than their respective SCAQMD LST significance thresholds for all pollutants. Thus, impacts would be less than significant and no mitigation is required. TABLE 4-5 MAXIMUM LOCALIZED CONSTRUCTION POLLUTANT EMISSIONS (LBS/DAY) NOx CO PM10 PM2.5 Maximum Daily Emissions 30 22 3 2 SCAQMD LSTs' 89 623 75 22 Exceeds SCAQMD Thresholds? No No No No Ibs/day:pounds per day;NOx:nitrogen oxides;CO:carbon monoxide;PM10:respirable particulate matter with a diameter of 10 microns or less;PM2.5:fine particulate matter with a diameter of 2.5 microns or less;SCAQMD:South Coast Air Quality Management District;LST:Local Significance Threshold. Thresholds for Source Receptor Area 9, East San Gabriel Valley, 1-acre site, 25 meter receptor distance for NOx and CO, and 200 meter receptor distance for PM10 and PM2.5. Source:BonTerra 2013(Appendix A). Long-Term Operational Impacts Operational emissions of criteria pollutants were calculated for natural gas use, vehicle operations, landscape maintenance equipment, and maintenance of architectural coatings. According to the Project traffic analysis, the Project would generate 606 daily trips (LLG 2014a). The results of the CalEEMod calculations for Project operations are shown in Table 4-6. The data are presented as the maximum anticipated daily emissions for comparison with the SCAQMD mass daily thresholds. As presented in Table 4-6, operational-related emissions generated by the Project would be substantially below the SCAQMD regional thresholds of significance. Therefore, the impact would be less than significant and no mitigation is required. TABLE 4-6 PEAK DAILY OPERATIONAL EMISSIONS Emissions(lbs/day) Emissions Source VOC NOx CO PM10 PM2.5 Area sources 1 <0.5 3 <0.5 <0.5 Energy sources <0.5 <0.5 <0.5 <0.5 <0.5 Mobile sources 7 6 26 3 1 Total Operational Emissions 8 6 29 3 1 SCAQMD Significance 55 55 550 150 Thresholds 55 Exceeds Threshold? No No No No No Ibs/day: pounds per day;VOC: volatile organic compounds; NOx: nitrogen oxides; CO: carbon monoxide; PM10: respirable particulate matter with a diameter of 10 microns or less;PM2.5:fine particulate matter with a diameter of 2.5 microns or less;SCAQMD:South Coast Air Quality Management District Source:BonTerra 2013(Appendix A). R.\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 4-14 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration c) Would the project result in a cumulatively considerable net increase of any criteria pollutant for which the project region is in non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? Less than Significant Impact.The region is a federal and/or State nonattainment area for PM10, PM2.5, NO2, and 03. The Project would contribute particulates and VOC and NOx, which are 03 precursors, to the area during short-term Project construction. As shown in Threshold 4.3(b) above, regional emissions during construction would not violate any air quality standard or contribute substantially to an existing or projected air quality violation. Emissions would be less than the SCAQMD CEQA significance thresholds, as shown in Table 4-3 and in Appendix A. Therefore, regional construction emissions would not be cumulatively considerable, and the impact would be less than significant. With respect to local impacts, cumulative construction particulate impacts are considered when projects may be within a few hundred yards of each other. Based on the list of cumulative projects identified in the Project traffic analysis, there are no known projects within 1,500 feet of the proposed Project where major construction would occur concurrently with the Project (LLG 2014a). Therefore there would be no cumulative construction particulate impacts. Long-term emissions, as shown above in Table 4-6, would be well below regional thresholds, and therefore not cumulatively considerable. The long-term impact would be less than significant. d) Would the project expose sensitive receptors to substantial pollutant concentrations? Less than Significant Impact. This section discusses carbon monoxide (CO) hotspots; criteria pollutants from on-site construction; and toxic air contaminants. Carbon Monoxide Hotspots In an urban setting, vehicle exhaust is the primary source of CO. Consequently, the highest CO concentrations generally are found close to congested intersections. Under typical meteorological conditions, CO concentrations tend to decrease as the distance from the emissions source (e.g., congested intersection)increases.Therefore,for purposes of providing a conservative worst-case impact analysis, CO concentrations typically are analyzed at congested intersection locations. If impacts are less than significant close to congested intersections, impacts also would be less than significant at more distant sensitive-receptor and other locations. The Traffic Report prepared for the Project forecasts that one intersection would operate at a level of service (LOS) E or F and result in an increase in delay from the Project: First Avenue at Huntington Drive in the 2015 Future with Proposed Project scenario in the PM peak hour (LLG 2014a). Consistent with the CO Protocol, these findings indicate that quantitative screening is required. Although the SCAQMD has not, various air quality agencies in California have developed conservative screening methods. The screening methods of the Sacramento Metropolitan Air Quality Management District (SMAQMD) are used for this Project because the SMAQMD criteria are more conservative than other recently published criteria. The SMAQMD states that a Project would result in a less than significant impact to air quality for local CO if it: • Would result in an affected intersection experiencing less than 31,600 vehicles per hour; R:\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 4-15 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration • Would not contribute traffic to a tunnel, parking garage, bridge underpass, urban street canyon, below-grade roadway, or other location where horizontal or vertical mixing of air would be substantially limited; and • The intersection, which includes a mix of vehicle types, is not anticipated to be substantially different from the County average (SMAQMD 2009). The traffic volume at the intersection of First Avenue and Huntington Drive during the PM peak hour is forecasted to be 3,337 vehicles (LLG 2014a). The intersection is not located in a tunnel, urban canyon, or similar area where mixing of air would be limited, nor is the vehicle mix anticipated to be substantially different than the County average. There would be no potential for a CO hotspot or exceedance of State or federal CO ambient air quality standard because the maximum traffic volume would be substantially less than the 31,600 vehicles per hour screening level; because the congested intersection is located where mixing of air would not be limited; and because the vehicle mix would not be uncommon. The impact would be less than significant and no mitigation measures are required. Criteria Pollutants from On-Site Construction As shown in Threshold 4.3(b) above, with the implementation of RR AQ-1, which requires dust control for active grading areas, Project construction would not expose sensitive receptors to emissions that would exceed the ambient air quality standards. Toxic Air Contaminants Pollutants Generated On Site Construction activities would result in short-term, Project -generated emissions of diesel particulate matter (PM) from the exhaust of off-road, heavy-duty diesel equipment used for site preparation (e.g., demolition, excavation, and grading); paving; building construction; and other miscellaneous activities. CARB identified diesel PM as a toxic air contaminant(TAC) in 1998. The dose to which receptors are exposed is the primary factor used to determine health risk. Dose is a function of the concentration of a substance or substances in the environment and the duration of exposure to the substance. Thus, the risks estimated for a maximally exposed individual (MEI) are higher if a fixed exposure occurs over a longer time period. According to the Office of Environmental Health Hazard Assessment, health risk assessments, which determine the exposure of sensitive receptors to TAC emissions, should be based on a 70-year exposure period; however, such assessments should be limited to the period/duration of activities associated with the Project. There would be relatively few pieces of off-road, heavy-duty diesel equipment in operation, and the construction period would be relatively short, especially when compared to 70 years. Combined with the highly dispersive properties of diesel PM and additional reductions in exhaust emissions from improved equipment, Project-generated or construction-related emissions of TACs would not expose sensitive receptors to substantial emissions of TACs. The impact would be less than significant. In terms of long-term operations, the Project would not generate substantial TACs. Residential and office uses typically do not generate TACs. Although the retail use has not been determined, retail uses, such as convenience stores or cafes, also typically do not generate TACs. R:\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft BT.tlocx 4-16 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration Pollutants Generated Off Site Projects of concern for diesel PM exposure are typically those that emit significant quantities of diesel PM, including areas located near high traffic freeways; areas that receive with more than 100,000 vehicles per day; areas a high heavy truck concentration; and rail yards, ports, and/or distribution centers. The Project area is more than 1,000 feet from a freeway and is adjacent to First Avenue, which is forecasted to have substantially less future traffic than the CARB criterion of 100,000 vehicles/day for urban roads. Therefore, the Project would not have the potential to expose sensitive receptors to TACs from mobile sources to an extent that would result in health risks. e) Would the project create objectionable odors affecting a substantial number of people? Less than Significant Impact. Project construction equipment and activities would generate odors. Potential construction odors include diesel exhaust emissions, painting, and paving operations. There may be situations where construction activity odors will be noticeable by nearby residents, but these odors would not be unfamiliar or necessarily objectionable. The odors would be temporary and would dissipate rapidly from the source with an increase in distance. Therefore, the impacts would be short-term; would not be objectionable to a substantial number of people; and would be less than significant. The proposed Project does not propose an odor-generating use identified by the SCAQMD (e.g., wastewater treatment plants, agricultural operations, landfills, composting, food processing plants, chemical plants, refineries) and would not create an odor nuisance pursuant to Rule 402. Furthermore, none of these odor-generating land uses are located in the vicinity of the site. Long- term operations may involve minor odor-generating activities such as landscape maintenance, similar to that which currently occurs at adjacent and nearby buildings. Therefore, construction and operation of the proposed Project would result in less than significant impacts related to odors, and no mitigation would be required. 4.3.3 MITIGATION MEASURES Project implementation would not result in significant impacts related to air quality; therefore, no mitigation is required. R:\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 4-17 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration Less than 4.4 BIOLOGICAL RESOURCES Potentially Significant Less than Significant with Significant No Impact Mitigation Impact Impact Would the project: a) Have a substantial adverse effect, either directly or through habitat modification, on any species identified as a candidate, sensitive, or special status species in ❑ ❑ ❑ ❑ local or regional plans,policies,or regulations,or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans,policies,regulations,or by the ❑ ❑ ❑ California Department of Fish and Game or U.S. Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, ❑ ❑ ❑ vernal pool,coastal,etc.)through direct removal,filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife ❑ ® ❑ ❑ corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources,such as a tree preservation policy ❑ ❑ ❑ or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation ❑ ❑ ❑ Plan, or other approved local, regional, or state habitat conservation plan? 4.4.1 EXISTING CONDITIONS The Project site is within an urban area and is entirely surrounded by development that consists primarily of commercial uses. On-site vegetation includes ornamental street trees, landscaping shrubs, and groundcover along the First Avenue and Wheeler Avenue frontage, as well as some ornamental trees in the parking lot medians and near building entrance. The Wheeler Avenue sidewalk includes four mature Engelmann Oak trees (Quercus engelmannil), which are protected by the City's Oak Tree Preservation Ordinance (Arcadia 2014). An oak tree evaluation of these trees was conducted by Steven's Tree Experts in 2014 and is included as Appendix B. 4.4.2 IMPACT ANALYSIS Project Design Features None required. R.\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 4-18 Discussion of Environmental Check list 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration Regulatory Requirements RR BIO-1 All oak tree plantings, removals, or alterations associated with implementation of the Project shall be conducted in accordance with the requirements set forth in the City of Arcadia's Oak Tree Preservation Ordinance (Municipal Code, Article IX, Chapter 7). Specifically, in compliance with Section 9703, Oak Tree Protection Regulations, an Oak Tree Permit shall be obtained prior to the removal of or encroachment into the protected zone of any oak tree. As recommended in the Oak Tree Evaluation, the City will require that the four Engelmann Oak Trees along Wheeler Avenue are removed and new oak trees are planted into the future landscaped areas for the Project according to the direction of the City of Arcadia. Impact Discussion a) Would the project have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies,or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? No Impact. The Project site is within an urban area and entirely surrounded by development, which consists primarily of commercial uses. As discussed above, on-site vegetation includes ornamental street trees, landscaping shrubs, and groundcover along the First Avenue and Wheeler Avenue frontage, as well as some ornamental trees in the parking lot medians and building entrance. The Wheeler Avenue sidewalk includes four mature Engelmann Oak trees. Implementation of the Project would require removal of all on-site landscaping, including the four Engelmann Oak trees.The Engelmann Oak is a special status plant listed with the California Rare Plant Rank of 4.2 (i.e. plants of limited distribution or infrequent throughout a broader area in California; this is a "watch" list). However, because the trees on the Project site were planted specifically for landscaping purposes and are not naturally occurring on the site, nor are they a part of a larger native plant community, their special status listing is not applicable to the site- specific context. As stated in RR BIO-1, removal of the Engelmann Oak trees would require the Developer to obtain an Oak Tree Permit from the City. The application for an oak tree permit for the removal of a healthy oak tree or trees is subject to the approval or conditional approval by the City. Conditions may include replacement or relocation of the subject trees. Therefore, there would be no impact and no mitigation is required. b) Would the project have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, and regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? c) Would the project have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? No Impact. The Project site does not contain riparian habitat, wetlands, or any other sensitive natural vegetation community. The Project site is mostly paved and within a developed, urban area. No impacts to riparian habitats,wetlands, or sensitive natural vegetation communities would result from Project implementation. There would be no impact and no mitigation is required. R\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT docx 4-19 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration d) Would the project interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? Less than Significant with Mitigation. Due to the presence of ornamental trees on site, there is the potential to support birds subject to the Migratory Bird Treaty Act(MBTA). The MBTA prohibits activities that result in the direct take (defined as killing or possession) of a migratory bird. This includes the nests of all bird species, including common species such as mourning dove (Zenaida macroura), Anna's hummingbird (Calypte anna), and house finch (Carpodacus mexicanus), as well as nesting raptors. Compliance with the provisions of the MBTA, as required by MM BIO-1 identified below, would reduce any impacts to a less than significant level. e) Would the project conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? No Impact. As discussed above, implementation of the Project would require removal of the four Engelmann Oak trees on the Wheeler Avenue sidewalk, which are protected by the City's Oak Tree Preservation Ordinance. As stated in RR BIO-1, removal of the Engelmann Oak trees would require the Developer to obtain an Oak Tree Permit from the City. The application for an oak tree permit for the removal of a healthy oak tree or trees is subject to the approval or conditional approval by the City. Conditions may include replacement or relocation of the subject trees. Therefore, there would be no impact and no mitigation is required. f) Would the project conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? No Impact. The Project site is not located within an adopted habitat conservation plan or natural community conservation plan (Arcadia 2010a). Therefore, there would be no impact and no mitigation is required. 4.4.3 MITIGATION MEASURES MM BIO-1 Prior to approval of grading plans, the Development Services Department shall verify that the following note is included on the contractor specifications to ensure compliance with the Migratory Bird Treaty Act (MTBA): To avoid impacts on nesting birds, the vegetation on the Project site should be cleared between September 1 and January 31. If vegetation clearing occurs inside the peak nesting season (between February 1 and August 31), a pre-construction survey (or possibly multiple surveys) shall be conducted by a qualified Biologist to identify if there are any active nesting locations. If the Biologist does not find any active nests within the impact area, the vegetation clearing/construction work will be allowed. If the Biologist finds an active nest within the construction area and determines that the nest may be impacted by construction activities, the Biologist will delineate an appropriate buffer zone around the nest depending on the species and the type of construction activity. Construction activities shall be prohibited in the buffer zone until a qualified Biologist determines the nest is abandoned. R'\Projects\DDPArca\J0001\MND\57 Wheeler MND071814_Final DraR_BT.docx 4-20 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration Less than 4.5 CULTURAL RESOURCES Potentially Significant Less than Significant with Significant No Impact Mitigation Impact Impact Would the project: a) Cause a substantial adverse change in the significance of a historical resource as defined in Section 15064.5? ❑ ❑ �I ❑ b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to Section ❑ ❑ ® ❑ 15064.5? c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? ❑ ® ❑ d) Disturb any human remains, including those interred ❑ ❑ ® Li outside of formal cemeteries? Information in this section is derived from the Historic Resources Assessment for 57 Wheeler Avenue, Arcadia, California dated April 2014 and prepared by Chattel Inc. This report is provided in its entirety in Appendix C. 4.5.1 EXISTING CONDITIONS Cultural Resources Records Search at the South Central Costal Information Center A literature review of documents on file at the South Central Coastal Information Center (SCCIC) at California State University, Fullerton was completed by Patrick Maxon, M.A., RPA and Matheson Lowe of BonTerra Psomas on March 6, 2014. Twenty-two archaeological studies have been previously conducted within a one-mile radius of the Project site. One of these studies (LA-10896) included at least a portion of the current Project site. Table 4-7, below, includes a listing of these studies. TABLE 4-7 CULTURAL RESOURCES STUDIES WITHIN ONE MILE OF THE PROJECT SITE Report Number Author(s)(Year) Type of Study/Comments LA 01347 McIntyre (1984) Cultural Resource Evaluation of the Proposed Arcadia Service Center Land Disposal,Angeles Nation Forest ARR. 05-01-51-22 LA-02254 Wessel(1990) Cultural Resource Report Arcadia Service Center LA-03800 Burton (1996) Three copies of the book Farewell to Manzanar were found. LA-05632 Duke, Curt and Marvin Cultural Resource Assessment: Cingular Wireless Facility No. VY (2001) 109-01 Los Angeles County, California LA-05829 Duke(2002) Cultural Resource Assessment AT&T Wireless Services Facility No. D477B, Los Angeles County, California VY- LA-06081 Duke(2002) Cultural Resource Assessment Cingular Wireless Facility No. VY- 269-01, Los Angeles County, California LA-06859 Unknown (1996) Arcadia General Plan R:\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Drafl_BT.docx 4-21 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration TABLE 4-7 CULTURAL RESOURCES STUDIES WITHIN ONE MILE OF THE PROJECT SITE Report Number Author(s)(Year) Type of Study/Comments LA-07222 Harper(2004) Cultural Resource Assessment Cingular Wireless Facility No. SB 401-01, City of Arcadia, Los Angeles County, California Phase I Archaeological Resources Survey Report for the Proposed LA-07876 Harper(2006) Shops at Santa Anita Park Specific Plan Project, City of Arcadia, Los Angeles County, California Tang and Smallwood Seismic Retrofit of the Southern California Regional Rail Authority LA-07974 (2006) (SCRRA) Bridge Over Colorado Boulevard (State Bridge No, 53C0596), Located in the City of Arcadia, Los Angeles County Phase I Archaeological Resources Survey Report for the Proposed LA-09052 Harper(2006) 105-Acre Shops at Santa Anita Park Specific Plan Project, City of Arcadia, Los Angeles County, California Direct Area of Potential Effects (APE) Historic Architectural LA-09174 Bonner(2007) Assessment for AT&T Candidate SV0053-01 (Arcadia Presbyterian Church), 121 % Alice Street, Arcadia, Los Angeles County, California Cultural resources Records Search and Site Visit Results for AT&T LA-09175 Bonner(2007) Candidate SV0053-01 (Arcadia Presbyterian Church), 121%Alice Street,Arcadia, Los Angeles County, California LA-09445 Billat(2008) New Castle Park: LA-2327D A Cultural Resources Overview and Architectural Evaluation of the LA-10629 McKenna(2010) Arcadia Education Center Complex Located at 120 S. 3rd Avenue, Arcadia, Los Angeles County, California Mitigated Recordation of Historical Resource LACMTA Bridge Over LA-10639 Tang and Hogan(2010) Colorado Boulevard, CHRIS Site No. 19-187944: Caltrans Bridge No, 53C0596, City of Arcadia, Los Angeles County, California LA-10782 Chasteen (2010) Cultural Resources Assessment - Arcadia County Park, 405 S Santa Anita Avenue,Arcadia, Los Angeles County, California Historic Properties Survey and Effects report for the Gold Line LA-10896 Greenwood (2004) Phase II Project (Pasadena to Montclair) Los Angeles and San Bernardino Counties, California Cultural Resources Records Search and Site Visit Results for LA 10955 Bonner(2011) Clearwire Candidate CA-LOS555OA (Monrovia High School), 845 West Colorado Boulevard, Los Angeles, Los Angeles County, California LA-10992 Puckett(2009) Patricia, 121 Alice Street,Arcadia, California 91006 Architectural Evaluation of the Arcadia Project, AT&T Mobility Site LA-11762 Supernowicz(2012) No. LAC441, 35 West Huntington Drive, Arcadia, Los Angeles County, California Cultural Resources Collocation Records Search and Site Visit LA-12204 Bonner, Williams, and Results for T-Mobile West, LLC Candidate IE04269A (VY269) Crawford (2012) Arcadia Presbyterian) 121 Alice Street, Arcadia, Los Angeles County, California The archaeological records search indicated that the following 44 cultural resources sites have been previously recorded within a 1-mile radius of the Project site: 186564, 186706, 186674, 190435, 190436, 190432, 190431, 190425, 190437, 190453, 190465, 190566, 190486, 190458, 190407, 190626, 190420, 190445, 189237, 190113, 190361, 190678, 189944, 188780, 189103, 189199, 189198, 189197, 189189, 189196, 189192, 1868, 190358, 190357, 179365, 190349, 190374, 190394, 190449, 190396, 190376, 190375, 190679, and 189105. These sites are chiefly R:\Projects\DDPArca\J0001\MND\57 Wheeler MND071814_Final Draft_BT docx 4-22 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration buildings and other built environment and none are on the Project site. Any built environment resources that may be affected by the Project will be described and evaluated below. Appendix C contains the SCCIC records search bibliography. Native American Sacred Lands File Review The Native American Heritage Commission's (NAHC) Search of the Sacred Lands File on February 28, 2014, did not identify the presence of Native American cultural resources on the Project site. The NAHC provided a list of Native American groups and individuals that might have knowledge of the religious and/or cultural significance of resources that may be in and near the Project site. Each of these groups and individuals were mailed an informational letter on March 3, 2014, describing the Project and requesting any information regarding resources that may exist on or near the Project site. Table 4-8, Native American Consultation Summary, lists the results of consultation. To date, no responses have been received from the Native American groups and individuals contacted. TABLE 4-8 NATIVE AMERICAN CONSULTATION SUMMARY Date Sent Native American Contact Comments 3/3/14 Ron Andrade No response was received. 3/3/14 Cindi Alvitre No response was received. 3/3/14 John Tommy Rosas No response was received. 3/3/14 Anthony Morales No response was received. 3/3/14 Sam Dunlap No response was received. 3/3/14 Robert Dorame No response was received. 3/3/14 Bernie Acuna No response was received. 3/3/14 Linda Candelaria No response was received. 3/3/14 Andrew Salas No response was received. 3/3/14 Conrad Acuna No response was received. Paleontological Resources Records Search A paleontological resources records search was completed by Sam McLeod, Director of Vertebrate Paleontology at the Natural History Museum of Los Angeles County (NHMLAC). The NHMLAC has no vertebrate fossil localities that lie within the proposed Project site, but it does have localities nearby from the same sedimentary units that occur on the Project site (McLeod 2014). The Project site is covered entirely by younger Quaternary Alluvium derived from the San Gabriel Mountains as alluvial fan deposits and from fluvial deposits from the Santa Anita and Arcadia Washes. Younger Alluvium typically does not contain fossils, especially in the uppermost layers, but older Quaternary Alluvium, which does have paleontological sensitivity, may lie below the older Alluvium at shallow depths. Therefore, shallow grading would not likely impact fossil resources; however, deeper excavations that extend into the older Quaternary Alluvium may encounter fossils. Any substantial excavations at the Project site should, therefore, be monitored by a qualified Paleontologist to assure recovery of significant fossils. Refer to McLeod (2014) in Appendix C. R'.\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT docx 4-23 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration Historic Resources Assessment A historic resources assessment of the property was conducted by Chattel Inc. The assessment evaluated the potential for historic significance by establishing the property's history and a context against which to evaluate significance. For the purposes of the analysis, the property was evaluated under a historic context of the development of the City of Arcadia, as well as for the relative merit of its architecture. Based on site inspection, site-specific and contextual research in primary and secondary sources, and application of the criteria of significance within an appropriate historic context, the assessment found that the property is ineligible for listing in the National Register of Historic Places (NRHP) or the California Register of Historical Resources (CRHR). Refer to Chattel (2014) in Appendix C. 4.5.2 IMPACT ANALYSIS Project Design Features PDF CUL-1 Prior to issuance of an occupancy permit, the Developer will coordinate with the Planning Division and the Arcadia Historical Society to install a monument plaque on the proposed building, indicating the location of the former San Gabriel Valley Lumber Company and its importance in the history of the City of Arcadia. Regulatory Requirements RR CUL-1 Should archaeological resources be found during ground-disturbing activities for the Project, an Archaeologist shall be hired to first determine whether it is a"unique archaeological resource" pursuant to Section 21083.2(g) of the California Public Resources Code (PRC) or a "historical resource" pursuant to Section 15064.5(a) of the State CEQA Guidelines. If the archaeological resource is determined to be a "unique archaeological resource" or a "historical resource", the Archaeologist shall formulate a mitigation plan in consultation with the City of Arcadia that satisfies the requirements of the above-referenced sections. If the Archaeologist determines that the archaeological resource is not a "unique archaeological resource" or "historical resource", s/he may record the site and submit the recordation form to the California Historic Resources Information System at the South Central Coastal Information Center (SCCIC) at California State University, Fullerton. RR CUL-2 If human remains are encountered during excavation activities, all work shall halt in the immediate vicinity of the discovery and the County Coroner shall be notified (California Public Resources Code §5097.98). The Coroner shall determine whether the remains are of forensic interest. If the Coroner, with the aid of the Archaeologist approved by the City of Arcadia, determines that the remains are prehistoric, s/he will contact the Native American Heritage Commission (NAHC). The NAHC shall be responsible for designating the most likely descendant(MLD), who will be responsible for the ultimate disposition of the remains, as required by Section 7050.5 of the California Health and Safety Code. The MLD shall make his/her recommendation within 48 hours of being granted access to the site. The MLD's recommendation shall be followed if feasible,and may include scientific removal and non-destructive analysis of the human remains and any items associated with Native American burials (California Health and Safety Code §7050.5). If the landowner rejects the MLD's recommendations, the landowner shall rebury the remains with appropriate dignity on the property in a location that R'\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 4-24 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration will not be subject to further subsurface disturbance (California Public Resources Code §5097.98). Impact Discussion a) Would the project cause a substantial adverse change in the significance of a historical resource as defined in Section 15064.5? Less than Significant Impact. A historic resource assessment was prepared by Chattel Inc. for the existing restaurant building found on the Project site. While the earliest building permit on file at the City dates to 1934, it is certain that the building dates prior to 1924 based on secondary documentation. The subject building was originally part of the San Gabriel Valley Lumber Company complex, which consisted of several buildings and encompassed a much larger parcel that stretched between Santa Clara Avenue and Wheeler Avenue. The San Gabriel Valley Lumber Company supplied building materials throughout the San Gabriel Valley and was instrumental in construction of many early buildings in Arcadia. Numerous building permits were issued between 1947 and 1963 for various improvements on the site, although none appear to be for the subject building. During the 1960s, several of the other buildings associated with the lumber yard were demolished. The subject property ceased operating as a lumber yard by 1965. The property was used as a Christmas tree lot during the late 1960s, followed by Blachard Co., Inc. and Dowd Dorothy Interiors in the early 1970s. In 1976, the subject property was sold and the building was adaptively reused as the Sawmill Restaurant, which opened in 1977. The property was transferred to the current owners in 2006. The assessment evaluated the potential for historic significance by establishing the property's history and a context against which to evaluate significance. For the purposes of the analysis, the property was evaluated under a historic context for the development of the City of Arcadia and for the relative merit of its architecture. For association with a significant historic trend, (i.e. the development of Arcadia), the subject property could be potentially eligible for listing in the NRHP or CRHR under criterion 1/A. However, due to significant losses of physical integrity, it is no longer able to convey that significance. Because eligibility criteria for the NRHP and CRHR align in large degrees,the following evaluation considers eligibility under each of the criteria at federal and State levels under a single heading. 1/A: Is the subject property associated with events that have made a significant contribution to the broad patterns of our history and cultural heritage? The subject property appears to have made a significant contribution to the broad patterns of our history. For over 50 years, San Gabriel Valley Lumber supplied building materials to construct many of the buildings in the City of Arcadia, including prominent buildings such as First National Bank of Arcadia. The location of the subject property near city government and between the central business district and the railroad underscores the prominence and accessibility of the subject property in the City. The period of significance for the subject property dates from its construction between 1918-1924 and 1976, when the last surviving owner of San Gabriel Valley Lumber sold the property. The subject property is potentially eligible under criterion 1/A for its direct association with the development of the City. However, due to losses of integrity, described more fully below, the subject property is no longer able to convey its significance under this criterion. R:\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 4-25 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration 2/B: Is the subject property associated with the lives of persons important in our past? The subject property does not appear to be directly associated with the important work of any significant individuals in local, state, or national history. While the subject property was owned and operated by San Gabriel Valley Lumber, and managed for many years by Allen Muller, research did not reveal him to be a significant person in our past. No other members of either the Muller or Marmion family appear to be closely associated with the subject property. While Herman Muller may have been a pioneer of the City of San Gabriel, his influence in Arcadia does not extend beyond establishing a branch of his lumber yard. Therefore, the subject property is not eligible under criterion 2/B. 3/C: Does the subject property embody the distinctive characteristics of a type, period, region, or method of construction, or does it represent the work of an important creative individual or possesses high artistic values? As a dressed lumber shed, the subject property does not appear significant for its design or for an association with an important creative individual. When constructed, the subject property was utilitarian and unadorned. With its smooth stucco siding and faux Mission-style parapet, the subject property no longer appears the way it did during its period of significance when it had wood and sheet metal siding. The subject property is not eligible under criterion 3/C. 4/D: Has the subject property yielded, or is it likely to yield, information important in prehistory or history? The subject property cannot be reasonably expected to yield information important in prehistory or history; it is not eligible under Criterion 4/D. In addition to meeting one of the four criteria, NRHP- and CRHR-eligible properties must also retain sufficient integrity to convey historic significance from their period of significance.A property either retains its integrity (i.e., the physical and visual characteristics necessary to convey its significance) or it does not. Evaluation of integrity is founded on "an understanding of a property's physical features and how they relate to its significance". The seven aspects of integrity are Location, Design, Setting, Materials, Workmanship, Feeling, and Association. The CRHR defines integrity as "the authenticity of an historical resource's physical identity evidenced by the survival of characteristics that existed during the resource's period of significance". CRHR regulations (Title 14, Chapter 11.5, §4852[c] of the California Code of Regulations) state that "it is possible that historical resources may not retain sufficient integrity to meet the criteria for listing in the National Register, but they may still be eligible for listing in the California Register". The Office of Historic Preservation has consistently interpreted this to mean that a CRHR-eligible property must retain "substantial" integrity. The one building on the subject property has been significantly altered and does not retain integrity, setting, design, materials, workmanship, feeling, or association. The subject property retains its integrity of location, as it has not been moved. However, the subject property has lost its integrity of setting (defined, in part, as relationships between buildings and other features, or open space). As seen in Sanborn maps and historic aerial photographs, there were multiple buildings on the subject property, including, most notably, an office at the corner of Wheeler and First Avenues. Aside from the extant building, none other survive. In addition, the subject property has lost its association with the railroad as the Southern Pacific Railroad that ran down East Santa Clara Street line is no longer extant. Therefore, the subject property no longer retains integrity of setting. R'\Projects\DDPArca\J0001\MND\57 Wheeler MND071814_Final Draft_BT.docx 4-26 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration Its integrity of design has been greatly compromised. Aside from its distinctive roof shape, the main building retains no other features from when it was used as a dressed lumber shed. Originally rectangular in plan with wood and sheet metal siding, the building now has a Mission- style parapet and smooth stucco exterior wall surfaces. New windows and doors, incompatible with its original appearance, have been added. In addition, the building was likely truncated in 1976 along the west elevation and an addition was constructed along the north elevation, substantially changing the building's plan. Integrity of materials at the building at the subject property has been significantly compromised by the complete loss of all character-defining features. These alterations have resulted in the loss of workmanship, or evidence of artisans' labor and skill in constructing or altering a building. Because of these changes, the subject property's feeling, or presence of physical features that, taken together, convey the property's original character, is no longer present, as there are no features other than its basic configuration that remain intact. For its integrity of association to be retained, the property must be sufficiently intact to convey its earlier relationships to an observer. As evidenced by historic photographs, the subject property's association as lumber yard has been lost. Like feeling, association requires the presence of physical features that would convey the historic character of a property. Therefore, the subject property, in its current condition, lacks integrity from its period of significance. While the subject property, in its historic incarnation as the San Gabriel Valley Lumber Company, would have been potentially significant for its association with the physical development of the City of Arcadia, it does not retain sufficient integrity to be eligible for listing in the NRHP or CRHR. As such, the subject property is not a historical resource for purposes of CEQA review. Therefore the proposed Project(i.e., demolition of the subject property)would not cause material impairment of the significance of a historical resource and constitutes a less than significant impact on historical resources; no mitigation is required. However, as part of the Project,the Developer will coordinate with the Arcadia Historical Society to install a monument plaque on the proposed building, indicating the location of the former San Gabriel Valley Lumber Company and its importance in the history of the City of Arcadia, as stated in PDF CUL-1. b) Would the project cause a substantial adverse change in the significance of an archaeological resource pursuant to Section 15064.5? Less than Significant Impact. The Project requires excavation into native soils to accommodate the subterranean parking and basement area. Given that the proposed construction activities have the potential to disturb native soils, it is possible that archaeological materials would be uncovered during construction activities at the Project site. The completely developed and disturbed nature of the site would likely have destroyed any archaeological resources near the surface. However, there is the potential that undisturbed resources are present in the subsurface. Although the likelihood of encountering archaeological resources is considered low,the California Health and Safety Code and the California Public Resources Code describe procedures for monitoring and protocols to be followed in the event that archaeological resources are discovered during construction activities, as described in RR CUL-1. Compliance with RR CUL-1 would ensure that impacts would be less than significant, and no mitigation would be required. c) Would the project directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? Less than Significant with Mitigation. The Project will necessitate excavations that will likely penetrate into the paleontologically sensitive older Quaternary Alluvium, and the NHMLAC has recommended monitoring of all substantial excavations (McLeod 2014). Impacts to R:\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT docx 4-27 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration paleontological resources would be significant. Incorporation of MM CUL-1—which requires that a qualified Paleontologist be retained to observe grading activities in the older Quaternary Alluvium on the Project site and to salvage and catalogue fossils as necessary—will ensure that impacts to fossil resources are reduced to below a level of significance. d) Would the project disturb any human remains, including those interred outside of formal cemeteries? Less than Significant Impact. There is no indication that human remains are present within the Project area, including those interred outside formal cemeteries. The records search indicates no evidence of human remains on or near the Project site. In the unlikely event of an unanticipated encounter with human remains in Project site, the California Health and Safety Code and the California Public Resources Code require that any activity in the area of a potential find be halted and the Los Angeles County Coroner be notified, as described in RR CUL-2. Compliance with RR CUL-2 would ensure that impacts would be less than significant. 4.5.3 MITIGATION MEASURES MM CUL-1 A qualified Paleontologist shall be retained to observe grading activities in the older Quaternary Alluvium on the Project site and to salvage and catalogue fossils as necessary. At the Project's Pre-Grade Meeting, the Paleontologist shall discuss the sensitivity of the sediment being graded and shall establish procedures for monitoring. Protocols must be developed and explained for temporarily halting or redirecting work to permit sampling, identification, and evaluation of any fossils discovered. If the fossils are deemed significant, the Paleontologist shall determine appropriate actions, in cooperation with the City of Arcadia, to recover and treat the fossils and to prepare them to the point of identification. A final Paleontological Resources Monitoring Report shall include a catalogue and analysis of the fossils found; a summary of their significance;and the repository that will curate the fossils in perpetuity. R:\Projects\DDPArcaU0001\MND\57 Wheeler MND_071814_Final Draf_BT.docx 4-28 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration Less than 4.6 GEOLOGY AND SOILS Potentially Significant Less than Significant with Significant No Impact Mitigation Impact Impact Would the project. a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo ❑ ❑ ® ❑ Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ❑ ® ❑ ❑ ii) Strong seismic ground shaking? iii) Seismic-related ground failure, including ❑ ❑ ® ❑ liquefaction? ❑ ❑ ❑ iv) Landslides? b) Result in substantial soil erosion or the loss of topsoil? ❑ ❑ ❑ M c) Be located on a geologic unit or soil that is unstable,or that would become unstable as a result of the Project, and potentially result in onsite or offsite landslide, ❑ ® ❑ ❑ lateral spreading, subsidence, liquefaction, or collapse? d) Be located on expansive soil, as defined in Table 18- 1-B of the Uniform Building Code (1994), creating ❑ ❑ ❑ substantial risks to life or property? e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal ❑ ❑ ❑ systems where sewers are not available for the disposal of waste water? Information in this section is derived from the Geotechnical Investigation Proposed Mixed Use Project—SWC Santa Clara Street at First Avenue,Arcadia, California dated September 2004 and prepared by Southern California Geotechnical, Inc., as well as information from the City of Arcadia General Plan and EIR (Arcadia 2010a and 2010b). The Geotechnical Investigation report is provided in its entirety in Appendix D. 4.6.1 EXISTING CONDITIONS The Project area is located in the City of Arcadia, which lies at the boundary between the Peninsular Ranges geomorphic province (on the south) and the Transverse Ranges geomorphic province (on the north). The east-west trending San Gabriel Mountains, which underlie the northern part the City, are part of the Transverse Ranges. The City is located in the northwest portion of the San Gabriel Valley, which is bound on the north by the San Gabriel Mountains; on the west by the Repetto and Merced Hills; on the south by the Puente Hills; and on the east by the San Jose Hills. The San Gabriel Mountains are the result of uplift along a predominant fault line at the base of this steep mountain front. This fault line is a part of the Sierra Madre Fault R-.\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 4-29 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration system that extends from the western San Fernando Valley to the City of Claremont on the east, where it joins the Cucamonga Fault. As shown on Exhibit 4-2, Fault Map, due to its location along the southern slope of the San Gabriel Mountains, the City of Arcadia is situated within a very seismically active area of Southern California. Numerous faults capable of producing significant ground motion are located near the Project site. The following five documented faults, fault zones, or groundwater barriers may underlie Arcadia, each having different potential impacts: • Raymond Fault • Sierra Madre Fault Zone and associated groundwater barriers • Puente Hills Fault (blind thrust) • Upper Elysian Park Fault (blind thrust) • Eaton Wash Groundwater Barrier The two active and potentially active faults that pass through Arcadia and are evident at the ground surface (or just below it) are the Sierra Madre and Raymond Faults. Deep beneath the City are two blind thrust faults:the shallower Elysian Park Fault and the deeper Puente Hills Fault. They are called blind-thrust faults due to their depth and the fact that fault movement consists of upward or thrusting action. The Eaton Wash Groundwater Barrier shows no surface geologic evidence of existence, and the nature of this possible buried fault is not known. In addition to these local faults, there are several regional faults that could produce significant ground shaking at the Project site, including the San Gabriel Fault and the San Andreas Fault. The near surface soil conditions encountered at the site generally consist of lower strength alluvium and/or undocumented fill soils extending to depths of approximately ten feet. Soil found on and around the subject property consists of the Vista Amargosa Association (SCG 2004). These soils are typically well drained and have moderately rapid subsoil permeability. The soils typically have brown, neutral, sandy loam about 12 inches thick that are underlain by a yellowish- brown, slightly acidic sandy loam layer that is about 20 inches thick. The soil is underlain by Cenozoic Quaternary Recent Alluvium (SCG 2004). Based on an Alquist-Priolo Earthquake Fault Zone Map, the Project site is not located in an earthquake fault zone(Arcadia 2010a).Additionally,the City falls within a no Special Flood Hazard Area and, therefore, is not mapped by the Federal Emergency Management Agency (FEMA). 4.6.2 IMPACT ANALYSIS Project Design Features None required. Regulatory Requirements RR GEO-1 Geotechnical design considerations for Project implementation are governed by the Arcadia Building Code, as set forth in Article VIII of the Municipal Code, which incorporates by reference the California Building Code (CBC), 2010 Edition (i.e., 2010 California Building, Plumbing, Mechanical, Electrical and Existing Building Codes). Future buildings and structures shall be designed in accordance with applicable requirements of the 2013 CBC, the Arcadia Municipal Code, and any R:\Projects\DDPArca\J0001\MND\57 Wheeler MND071814_Final Draft_BT.docx 4-30 Discussion of Environmental Checklist A N G E L E S N A T I O N A L F O R E S T _...n� r`el fault•zone ■••• 1, .... 4 'L• hone tir -,• rr ., a��Ear`J ... a /r • •••: e...ri; i rr// �,,,.,6 ^ , Madr \ \\�\" ............\ �, - o fault zone :,-.s. ` Roelof ondt r r i ''N� Pas ,!. ,,!.i Rayrnond� . Project Site i g' I ' L . i 4 ids . „..,..,20\____. i \P6 .,.�. ' J°c0ta't --'...c{„..., ' \ ., 0 -- rO Son Los Angeles ffrr •.' Whittler t{ ill! \NV /14 \ '•--, Yom• \` Elsinore .. •Ar, farm .... `•- •'zone i Quarternary Faults by Age , +l ney f .: 5.6 -- <150 years / / •'�,�• --- <15,000 years ' ®-- <130,000 years '�. ;! I <1,600,000 years �., ' ` m 'i Data Source.California Geological Survey,2010 Quaternary Fault and Fold Database 4 t -� Regional Faults Exhibit 4-2 57 Wheeler Avenue Mixed-Use Project N wire 4 2 0 4 PSOMAS s Miles (Rev.4-07-2014 MMD)Projects\DDPArce000011Grep ftics1MND\ex_Nutts pdf 6 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration applicable building and seismic codes in effect at the time the grading plans are approved. Impact Discussion a) Would the project expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Less than Significant Impact. The Project site is not located within an Alquist-Priolo Earthquake Fault Zone and is not expected to be impacted directly by ground rupture from a known fault due to the distances between the Project site and mapped faults in the area (SCG 2004). There would be less than significant impacts, and no mitigation is required. ii) Strong seismic ground shaking? Less than Significant with Mitigation. The Project site, as with the entire Southern California region, is subject to secondary effects from earthquakes. Known faults in the vicinity of the Project site include the Raymond Fault (0.6 mile from the Project site); the Sierra Madre Fault (2.7 miles from the Project site); and the Puente Hills Blind Thrust Fault (2.9 miles from the Project site). Implementation of the Project would not change the intensity of ground shaking that would occur on the Project site during a seismic event. Future buildings and structures would be designed in accordance with the most recent California Building Code (CBC) (see RR GEO-1). The CBC contains provisions that regulate the design and construction of excavations, foundations, retaining walls, and other building elements to control the effects of seismic ground shaking and adverse soil conditions. However, Project implementation must also be consistent with the recommendations outlined in the Geotechnical Report prepared for the Project, as set forth in MM GEO-1. Based on the geotechnical analysis, the Project is geotechnically feasible provided that the recommendations in the geotechnical report are reviewed in the context of the final Project design and are incorporated during the Project's construction phase. Seismic design parameters have been included in the report based on the seismic zone, soil profile, and proximity of known faults to the Project site, which provide the minimum design procedures to avoid significant cosmetic damage to the structure. Compliance with the applicable regulations, as identified in RR GEO-1, and proper grading, design, and building construction methods required in MM GEO-1, would reduce impacts as a result of strong seismic ground shaking at the Project site to less than significant. iii) Seismic-related ground failure, including liquefaction? Less Than Significant Impact. Liquefaction describes a phenomenon in which earthquake-induced cyclic stresses create excess pore pressure in cohesionless soils. As a result, the soils may acquire a high degree of mobility, which can lead to lateral spreading; consolidation and settlement of loose sediments; ground oscillation; flow failure; loss of bearing strength; ground fissuring; and sand boils. However, after liquefaction has developed, it can propagate into overlying, non-saturated soils as excess pore water escapes. Saturated, loose sands with a silt content less than 25 percent are most susceptible to liquefaction. The primary factors that influence the potential for liquefaction include groundwater table elevation; soil type R:\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 4-31 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration and grain size characteristics; relative density of the soil; initial confining pressure; and intensity and duration of ground shaking.The depth within which the occurrence of liquefaction may impact surface improvements is generally identified as the upper 50 feet below the existing ground surface (SCG 2004). The Seismic Hazards Map for the Mt. Wilson Quadrangle, published by the California Geological Survey (CGS) indicates that the Project site is not located within a designated liquefaction hazard zone. In addition, the subsurface conditions encountered at the boring locations are not considered to be conducive to liquefaction. These conditions consist of medium dense to very dense granular soils, and there is no evidence of a static groundwater table within the upper 50 feet. Based on the encountered conditions and the Geographic Information System (GIS) mapping performed, liquefaction is not considered to be a significant design concern for the Project (Arcadia 2010b). iv) Landslides? No Impact. Earthquake-induced landsliding often occurs in areas where previous landslides have moved and in areas where the topographic, geologic, geotechnical, and subsurface groundwater conditions are conducive to permanent ground displacements. No slopes are present on or near the site, which was previously graded and developed. According to the Los Angeles County Seismic Safety Element, the Project site is not located in an area identified by the California Division of Mines and Geology(CDMG) as having the potential for earthquake-induced landslides (County of Los Angeles 1980). No impact would result and no mitigation is required. b) Would the project result in substantial soil erosion or the loss of topsoil? No Impact. The Project would demolish the existing restaurant building and surface parking lot and would develop the site with new impervious surfaces and new pervious landscaped areas. The Project conditions would result in no change to the amount of pervious/impervious area, resulting in no change to surface runoff from the Project site. There would be no exposed soils on the site that could be subject to erosion through wind or rain events. c) Would the project be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? Less Than Significant With Mitigation. As discussed in Threshold 4.6(a)(iv) above, the Project site is not located in an area subject to on-or off-site landslides. Lateral spreading, a phenomenon associated with liquefaction, is a function of ground shaking and may occur during an earthquake. The potential for earthquake-induced lateral spreading of confined, discontinuous interbedded zones of liquefiable sandy soils underlying a relatively level surface is low. As discussed under the analysis of Threshold 4.6(a)(iii) above, impacts from seismic-related ground failure related to liquefaction are considered to be less than significant. Land subsidence and collapse can occur due to the loss of surface elevation from to the removal of subsurface support. These issues may be caused by activities that contribute to the loss of support materials within the underlying soils (e.g., agricultural practices or the overdraft of an aquifer). As stated in the Geotechnical Report, the near surface fill and native alluvial soils on the Project site generally possess unfavorable consolidation and/or collapse characteristics. The near surface soil conditions generally consist of lower strength alluvium and/or undocumented fill soils extending to depths of ten feet. These soils are not considered suitable to support the anticipated foundation loads. However, excavations for the basement and subterranean parking would R:\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT docx 4-32 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration require excavations of more than ten feet, thereby removing most of the existing lower strength soils. The Project will require shoring around the perimeter of the excavation area,which includes areas within the Project site boundary to the property line, except for the area designed as "Easement E"(which includes the plaza area). The required shoring involves construction of at least 10.0 feet (from elevation 480.7 feet to existing ground level at 490.2 feet), with approximately 3.0 feet of soil removal and recompaction below 480.7 feet. Regarding shrinkage/subsidence, based on the results of the laboratory testing and previous experience with the type of soils found on this site, removal and recompaction of the near surface native soils or the existing undocumented fill soils is estimated to result in an average shrinkage of about 8 to 13 percent. Minor subsidence due to soil settlement is estimated to be on the order of 0.1 foot (SCG 2004). Regarding settlement, the native soils below the recommended overexcavation depth are not considered to be significantly compressible when exposed to load increases in the range of those that will be exerted by the foundations of the new structures. Therefore, following completion of the recommended grading, the post-construction settlements are expected to be within tolerable limits; impacts related to potential subsidence would be less than significant. As stated in RR GEO-1, the proposed Project would be designed and constructed in compliance with current CBC standards. Additionally, the near surface fill soils, as well as a portion of the native alluvial materials, would be removed and exported off site through excavations for the subterranean structures, and other surface soils would be removed and recompacted as part of the remedial grading recommended by the geotechnical investigation report (as described in MM GEO-1). Compliance with RR GEO-1 and incorporation of MM GEO-1 would ensure that impacts related to landslide, lateral spreading, subsidence, liquefaction, and collapse would be less than significant. d) Would the project be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1004), creating substantial risks to life or property? No Impact. Expansive soils are materials that, when subject to a constant load, are prone to expand when exposed to water. The hazard associated with expansive soils is that they can overstress and cause damage to the foundation of buildings set on top of them. The Geotechnical Report states that the near surface fill soils generally consist of sands and silty sands and have been visually classified as very low to non-expansive (SCG 2004). Since the foundations and slabs for the Project would be located in an area that is already developed and since all construction would be required to comply applicable building codes (as required by RR GEO-1, there would be no impacts related to expansive soils. e) Would the project have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? No Impact. Project development would be connected to the municipal sewer system for wastewater disposal. The Project does not require the development of either septic tanks or alternative wastewater systems. No related impacts would result, and no mitigation is required. R:\Projects\DDPArca\J0001\MND\57 Wheeler MND071814_Final Draft_FT.docx 4-33 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration 4.6.3 MITIGATION MEASURES MM GEO-1 The Project building design specifications shall include recommendations from the Geotechnical Investigation Proposed Mixed Use Project—SWC Santa Clara Street at First Avenue,Arcadia, California, prepared by Southern California Geotechnical, Inc. (SCG 2004). These recommendations include, but are not limited to, specifications for the following: • Demolition and site preparation • Fill placement • Remedial grading and over excavation • Foundation recommendations • Building Floor Slabs and reinforcement The Project building design specifications shall be verified by the City of Arcadia Building Official prior to issuance of a grading permit. R.\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 4-34 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration Less Than 4.7 GREENHOUSE GAS EMISSIONS Potentially Significant Less than Significant with Significant No Impact Mitigation Impact Impact Would the project a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the ❑ i� environment? ❑ b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of [] D ❑ greenhouse gases? 4.7.1 EXISTING CONDITIONS Climate change refers to any significant change in measures of climate (e.g., average temperature, precipitation, or wind patterns) over a period of time. Climate change may result from natural factors, natural processes, and human activities that change the composition of the atmosphere and alter the surface and features of the land. Significant changes in global climate patterns have recently been associated with global warming, which is an average increase in the temperature of the atmosphere near the Earth's surface; this is attributed to an accumulation of greenhouse gas (GHG) emissions in the atmosphere. GHGs trap heat in the atmosphere which, in turn, increases the Earth's surface temperature. Some GHGs occur naturally and are emitted to the atmosphere through natural processes, while others are created and emitted solely through human activities. The emission of GHGs through fossil fuel combustion in conjunction with other human activities appears to be closely associated with global warming. GHGs, as defined under California's Assembly Bill (AB) 32, include carbon dioxide (CO2), methane (CH4), nitrous oxide (N2O), hydrofluorocarbons (HFCs), perfluorocarbons (PFCs), and sulfur hexafluoride (SF6). General discussions on climate change often include water vapor, atmospheric ozone, and aerosols in the GHG category. Water vapor and atmospheric ozone are not gases that are formed directly in the construction or operation of development Projects, nor can they be controlled in these Projects. Aerosols are not gases. While these elements have a role in climate change, they are not considered by either regulatory bodies, such as CARB, or climate change groups, such as the California Climate Action Registry, as gases to be reported or analyzed for control. Therefore, no further discussion of water vapor, atmospheric ozone, or aerosols is provided. GHGs vary widely in the power of their climatic effects; therefore, climate scientists have established a unit called global warming potential(GWP). The GWP of a gas is a measure of both potency and lifespan in the atmosphere as compared to CO2. For example, since CH4 and N2O are approximately 25 and 298 times more powerful than CO2, respectively, in their ability to trap heat in the atmosphere, they have GWPs of 25 and 298, respectively (CO2 has a GWP of 1). Carbon dioxide equivalent (CO2e) is a quantity that enables all GHG emissions to be considered as a group despite their varying GWP. The GWP of each GHG is multiplied by the prevalence of that gas to produce CO2e. The atmospheric lifetime and GWP of selected GHGs are summarized in Table 4-9, Global Warming Potentials and Atmospheric Lifetimes. R'\Projects\DDPArca\J0001\MND157 Wheeler MND 071814 Final Draft_BT.docx 4-35 — — Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration TABLE 4-9 GLOBAL WARMING POTENTIALS AND ATMOSPHERIC LIFETIMES Global Warming Atmospheric Lifetime Potential Greenhouse Gas (years) (100-year time horizon) Carbon Dioxide(CO2) 50.0-200.0 1 Methane(CH4) 12.0 25 Nitrous Oxide(N20) 114.0 298 HFC-134a 14 1,430 PFC:Tetrafluoromethane(CF4) 50,000.0 7,390 PFC: Hexafluoroethane(C2F6) 10,000.0 12,200 Sulfur Hexafluoride(SF6) 3,200.0 22,800 HFC:hydrofluorocarbons;PFC:perfluorocarbons Source:IPCC 2007. Assembly Bill 32 —the California Global Warming Solutions Act of 2006 AB 32, the California Global Warming Solutions Act of 2006, recognizes that California is the source of substantial amounts of GHG emissions. The statute states that: Global warming poses a serious threat to the economic wellbeing, public health, natural resources, and the environment of California. The potential adverse impacts of global warming include the exacerbation of air quality problems, a reduction in the quality and supply of water to the state from the Sierra snowpack, a rise in sea levels resulting in the displacement of thousands of coastal businesses and residences, damage to marine ecosystems and the natural environment, and an increase in the incidences of infectious diseases, asthma, and other human health-related problems. In order to avert these consequences, AB 32 establishes a State goal of reducing GHG emissions to 1990 levels by the year 2020,which is a reduction of approximately 16 percent from forecasted emission levels, with further reductions to follow (GARB 2011). City of Arcadia General Plan For the purposes of the Project, the City's existing General Plan is the applicable planning document. The existing General Plan was last updated in 2010. Since GHG reduction is a cross- cutting issue relevant to various policy arenas, policies that address land use, transportation, buildings, energy, waste, and ecology are incorporated throughout the General Plan. The Land Use and Community Design Element includes policies that focus compact, mixed-use development in Downtown around the Gold Line light rail station; along Live Oak Avenue and First Avenue; and in other focus areas through the City. Trip reduction strategies are addressed in the Circulation and Infrastructure Element (Arcadia 2010a). The Project site is located in an area with a "Downtown Mixed-Use" land use designation; it is surrounded by a fitness gym, a U.S. Post Office, and office buildings. The site is currently occupied by a vacant restaurant and surface parking lot. Existing GHG emissions are the intermittent emissions from vehicles using the parking lot. R'\Protects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final DraR_BT.docx 4-36 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration 4.7.2 IMPACT ANALYSIS Project Design Features PDF GHG-1 The proposed Project shall achieve at a minimum Leadership in Energy and Environmental Design (LEED®) Silver Certification, as established by the U.S. Green Building Council (USGBC). As part of the LEED certification, the Project shall include energy efficiency measures and other green building standards, thereby reducing annual greenhouse gas (GHG) emissions. Regulatory Requirements None required. Impact Discussion a) Would the project generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? Less than Significant Impact. In developing methods for GHG impact analysis, there have been suggestions of quantitative thresholds, often referred to as screening levels, which define an emissions level below which it may be presumed that climate change impacts would be less than significant. Neither the SCAQMD, the City of Arcadia, nor the County of Los Angeles has adopted a significance threshold for the GHG emissions from non-industrial development projects. Beginning in April 2008, the SCAQMD convened a Working Group to provide guidance to local lead agencies on determining significance for GHG emissions in their CEQA documents. On December 5, 2008, the SCAQMD Governing Board adopted its staff proposal for an interim CEQA GHG significance threshold of 10,000 metric tons of CO2 equivalent per year (MTCO2e/yr) for projects where the SCAQMD is the lead agency (SCAQMD 2008). In September 2010, the Working Group presented a revised tiered approach to determining GHG significance for residential and commercial projects wherein Tier 1 determines if a applicable CEQA exemption; Tier 2 determines consistency with GHG reduction on plains; and Tier 3 proposes a numerical screening value as a threshold. At their September 28, 2010, meeting, the Working Group suggested a Tier 3 threshold of 3,000 metric tons of carbon dioxide equivalent (MTCO2e) per year for all land use types (SCAQMD 2010). It is noted that the use of the Tier 3 threshold is selected for the Project because it is located in the South Coast Air Basin and these thresholds are based on the best available information and data at the time of preparation of this document. The development of CEQA project-level thresholds is an ongoing effort on State, regional, and County levels, and significance thresholds may differ for future projects based on new or additional data and information that may be available at that time for consideration. Construction Construction GHG emissions are generated by vehicle engine exhaust from construction equipment, on-road hauling trucks, vendor trips, and worker commuting trips. Construction GHG emissions were calculated by using CalEEMod Version 2013.2.2 (the model is described in Section 4.3, Air Quality). Construction hauling truck trips were estimated using CalEEMod based on the phase length and amount of debris or soil to export. CalEEMod defaults assume a haul truck capacity of 20 tons or 16 cy. It was assumed that demolition would last approximately 1 month and result in the export of approximately 1,054 tons of debris. This translates to a total R:\Projects\DDPArca\J0o01\MND\57 Wheeler MND071814_Final Draft_BT.docx 4-37 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration of 52 round trips (104 one-way trips) over the duration of the phase, or approximately 2 round trips (4 one-way trips) per day. It was assumed grading would last approximately 1 month and result in the export of approximately 9,990 cy of soil. This translates to a total of 624 round trips (1,248 one-way trips) over the duration of the phase, or approximately 28 round trips(56 one-way trips) per day. Input details are provided in Appendix A. The results are output in MTCO2e for each year of construction. The estimated construction GHG emissions for the Project are shown in Table 4-10. GHG emissions generated from construction activities are finite and occur for a relatively short- term period of time. Unlike the numerous opportunities available to reduce a project's long-term GHG emissions through design features, operational restrictions, use of green-building materials, and other methods, GHG emissions-reduction measures for construction equipment are relatively limited. Therefore, SCAQMD staff recommended that construction emissions be amortized over a 30-year project lifetime, so that GHG reduction measures will address construction GHG emissions as part of the operational GHG reduction strategies (SCAQMD 2008). As shown in Table 4-10, Estimated Annual Greenhouse Gas Emissions from Construction, the 30-year amortized construction emissions would be 14 MTCO2e/yr. TABLE 4-10 ESTIMATED ANNUAL GREENHOUSE GAS EMISSIONS FROM CONSTRUCTION Emissions Year (MTCO2e) 2015 286 2016 128 Total 414 Annual Emissions* 14 MTCO2e:metric tons of carbon dioxide equivalent Combined total amortized over 30 years Operations Operational GHG emissions for the Project are estimated by including purchased electricity; natural gas use for space and water heating; the electricity embodied in water consumption; the energy associated with solid waste disposal; and mobile source emissions. CalEEMod incorporates local energy emission factors and mitigation measures based on the California Air Pollution Control Officers Association's (CAPCOA's) publication Quantifying Greenhouse Gas Mitigation Measures (CAPCOA 2010) and the California Climate Action Registry General Reporting Protocol(CCAR 2009). The results of the calculations are shown in Table 4-11. Mobile source emissions are based on the trip generation included in the Project's Traffic Study (LLG 2014a). CalEEMod data sheets and details of the electricity and water use calculations are included in Appendix A of this IS/MND. The total operational GHG emissions at Project buildout are estimated at 747 MTCO2e/yr. R.\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT docx 4-38 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration TABLE 4-11 ESTIMATED ANNUAL GHG EMISSIONS Emissions Operational Emissions MTCO2e Energy Mobile 121 Waste Water 30 Total rinalinnanimin MTCO2e:metric tons of carbon dioxide equivalent Totals may not add due to rounding variances. As described above, construction and operational GHG emissions are combined by amortizing the construction operations over a 30-year period. As shown in Table 4-12, with consideration of amortized construction emissions, the total annual estimated GHG emissions for the proposed Project are 761 MTCO2e/yr. This value is less than the proposed SCAQMD Tier 3 screening threshold (i.e., 3,000 MTCO2e/yr for all land use types) that is accepted as very unlikely that any individual development project ewould have GHG emissions of a magnitude to directly impact global climate change; therefore, there would be no direct project GHG emissions impact and any impact would be considered on a cumulative basis. Because the proposed Project's GHG emissions would be less than 3,000 MTCO2e/yr, the emissions would not be cumulatively considerable. In addition, the Project would meet or exceed the construction standards for LEED Silver Certification, as established by the USGBC (PDF GHG-1). The Project's potential sustainable features are listed in Section 2.3.2 of this document. This would reduce the energy needs for operation of the building, reducing annual GHG emissions. Therefore, the proposed Project would result in less than significant GHG emissions. TABLE 4-12 ESTIMATED TOTAL ANNUAL GHG EMISSIONS Source Emissions Construction (amortized)(from Table 4-10) MTCOz Operations(from Table 4-11) 14 /yr Total MTCO2e/yr:metric tons of carbon dioxide equivalent per year b) Would the project conflict with an applicable plan, policy the purpose of reducing the emissions of greenhouse gases?regulation adopted for No Impact. The principal overall State plan and policy adopted for the purpose of reducing GHG emissions is Assembly Bill (AB) 32 (California Global Warming Solutions Act of 2006). AB 32 establishes regulatory, reporting, and market mechanisms to achieve quantifiable reductions in GHG emissions and establishes a cap on statewide GHG emissions. The quantitative goal of AB 32 is to reduce GHG emissions to 1990 levels by 2020, and to 80 percent below 1990 levels by 2050. R'1ProjectslDDPArca1J00011MND157 Wheeler MND_071814_Final Dratt_BT.docx 4-39 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration igns regional Senate Bill (SB) 375, signed in September 2008 (Chapter 728, Statutes of 2008), land housing transportation planning efforts, regional GHG reduction targets, and allocations. SB 375 requires Metropolitan Pla planning g Organizations trategy (APS)tOat will addtress lanid ausle communities strategy (SCS) or alter native p allocation in that MPOs regional transportation mcor SB 375 is bei adopted SCAG 2012 Regional regional levels, and the principles of SB 37 5 are incorporated in the Transportation Plan (RTP)/SCS. The regulations, plans, and polices adopted for the purpose Efficiency Standards for emissions s that are e directly applicable to the Project include the Title 24 Energy Y ese and Nonresidential Buildings and California to Building Stand foa on t�uctionhand codes are enforced by the City, and adherence operations would ensure that the proposed would Project would or exceed t e bonstruction standards for As stated in PDF GHG-1, the Project LEED Silver Certification as established oftt the docuDment) would reduce the Project's potential needs for sustainable features (listed in Section 2.3.2 of the building, reducing annual ne light eail station, as encouoragedenthe.City's General mixed-use development near the Gold L and would Plan. The Project site is located within the a Plan LDandnUsenand Use gncE le by advance the goals of the City's Generne Station to al for more intense, mixed-use neighborhood l that en plantransned land reduces create a complete, compact, walka ble GHG emissions. As previously discussed, the increase in llGland use would be on of the Project would recommended significance threshold for not conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing GHG emissions. There would be no impact. 4.7.3 MITIGATION MEASURES There would be no significant adverse impacts related to GHG emissions;therefore, no mitigation measures are required. R'.\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Anal Draft_BT.docx 4-40 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration Less than 4.8 HAZARDS/HAZARDOUS MATERIALS Potentially Significant Less than Significant with Significant No Impact Mitigation Impact Impact Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or ❑ ❑ ® ❑ disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonably foreseeable upset ❑ ® ❑ ❑ and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste ❑ ❑ ❑ within one-quarter-mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, ❑ ❑ ® ❑ would it create a significant hazard to the public or the environment? e) For a Project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport,would the ❑ ❑ ❑ Project result in a safety hazard or people residing or working in the Project area? f) For a Project within the vicinity of a private airstrip, would the Project result in a safety hazard for people ❑ ❑ L residing or working in the Project area? g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency ❑ ® ❑ LI evacuation plan? h) Expose people or structures to a significant risk of loss, injury,or death involving wildland fires, including where ❑ ❑ ❑ wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? Information in this section is derived from the Phase I Environmental Site Assessment Arroyo Restaurant and Citizens Business Bank 57 Wheeler Avenue and 125 First Avenue, Arcadia, California 91006(Phase I ESA) dated September 2004 and prepared by Clayton Group Services, Inc. This report is provided in its entirety in Appendix E. 4.8.1 EXISTING CONDITIONS On-Site Hazardous Material Use. There are no hazardous materials currently present at the Project site. The only structure on the site, the former restaurant building, is currently vacant. The remainder of the site is developed as a surface parking lot. Adjacent Hazardous Material Users. Review of government databases indicates that there are no adjacent users of hazardous materials or generators of hazardous wastes in the vicinity of the Project site. The database review contained in the Phase I ESA identified a total of ten sites within the specified search distances from the Project site. A complete listing of these sites is included in Appendix E. None of the sites present an environmental concern to the subject property R.\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 4-41 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration because they only hold an operating permit (which does not imply a release); they require no further action; or they are too distant and/or topographically downgradient or crossgradient relative to the Project site to reasonably affect it (Clayton 2004). Nearby Airports. The nearest airport to the site is El Monte Airport, a public use airport owned by the County of Los Angeles; it is located approximately 3.5 miles south of the Project site. Wildfire Hazards. The Project site is located in neither State nor Local Responsibility areas designated as Very High or High Fire Hazard Severity Zones, as mapped by the California Department of Forestry and Fire Protection (Arcadia 2010a). The high risk zone closest to the Project site is located approximately 0.7 mile to the north, near the base of the San Gabriel Mountains. 4.8.2 IMPACT ANALYSIS Regulatory Requirements RR HAZ-1 Activities at the Project site shall comply with existing federal, State, and local regulations regarding hazardous material use, storage, disposal, and transport to prevent Project-related risks to public health and safety. All on-site generated waste that meets hazardous waste criteria shall be stored, manifested, transported, and disposed of in accordance with the California Code of Regulations (Title 22) and in a manner to the satisfaction of the local Certified Unified Program Agency (CUPA), as applicable.Any hazardous materials removed from the Project site shall be transported only by a Licensed Hazardous Waste Hauler, who shall be in compliance with all applicable State and federal requirements, including U.S. Department of Transportation regulations under Title 49 (Hazardous Materials Transportation Act) and Title 40, Section 263 (Subtitle C of the Resource Conservation and Recovery Act) of the Code of Federal Regulations; California Department of Transportation (Caltrans) standards; and California Occupational Safety Health Administration (CaIOSHA) standards. Impact Discussion a) Would the project create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? Less Than Significant Impact. The Project would not involve the routine use, transport, handling, or storage of hazardous materials on site. The proposed land uses are limited to residential, retail/office and parking, and no industrial or manufacturing land uses would be developed.The Project would result in the on-site handling of materials that are common in similar urban developments, such as commercial cleansers, solvents and other janitorial or industrial-use materials; paints; and landscape fertilizers/pesticides. While many such common materials are technically labeled "hazardous", the presence of such materials is common in a mixed-use urban environment and their transport and use is considered a less than significant impact. The proposed land uses would not generate hazardous emissions, nor would they involve hazardous materials that would create a substantive hazard to the public or environment. R'..\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 4-42 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration b) Would the project create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? Less Than Significant With Mitigation. Construction activities routinely involve the use and handling of limited volumes of commonly used hazardous materials, such as petroleum (fuel), paints, adhesives, and solvents. During construction, there is a limited risk of spills/accidental release of hazardous materials that are used for the operation and maintenance of construction equipment. The on-site temporarily handling, storage, and usage of these materials would be subject to applicable local, State, and/or federal regulations, including Best Management Practices(BMPs) required by the City(see RR HYD-1).As required by RR HAZ-1, any hazardous materials used during construction would also be transported, used, stored, and disposed of according to any applicable local, State, and/or federal regulations. Specifically, compliance with standard State and local construction requirements would reduce the risk of any damage or injury from any potential spill hazards to a less than significant level. Given the age of the building on the Project site, asbestos-containing materials (ACMs)and lead- based paint (LBP) may be present within interior and/or exterior materials and surfaces. Demolition of the building could expose construction personnel to ACMs and LBP unless proper precautions are taken to minimize exposure. The potential for the release of asbestos and lead during demolition would be considered a significant impact. Because exposure to such materials can result in adverse health effects in uncontrolled situations, several regulations and guidelines pertaining to abatement of and protection from exposure to asbestos have been developed for demolition activities. As required in MM HAZ-1, a comprehensive pre-demolition survey for ACMs and LBP in on-site structures would be conducted. Prior to or during demolition of the on-site structures, ACMs and LBP would be removed and disposed of by qualified Contractors in accordance with State regulations regarding the handling, transport, and disposal of these materials. With incorporation of MM HAZ-1, potential impacts related to the potential presence of ACMs and LBP on the Project site would be mitigated to a less than significant level. c) Would the project emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? No Impact. Arroyo Pacific Academy (41 Santa Clara Street) is located approximately 0.23 mile to the northwest of the Project site, and both the First Avenue Middle School (301 S. First Avenue) and the Rancho Learning Center Alternative High School (150 S. Third Avenue) are located approximately 0.35 mile south and southeast of the Project site, respectively. There are also numerous private tutoring centers that occupy commercial retail spaces in the area. However, as discussed above under Threshold 4.8(a), the Project would not develop land uses that involve the use, storage, or transport of hazardous materials that represent a significant hazard to the public or the environment. No industrial or manufacturing land uses would be developed as part of the Project. Therefore, the Project would not result in hazardous emissions or require the handling of hazardous materials that would adversely affect any existing schools in the vicinity. No impact would result and no mitigation is required. R-\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 4-43 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration d) Would the project be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? Less than Significant Impact. The Phase I ESA prepared for the Project includes a search of selected government databases for potential environmental concerns in the vicinity of the Project site (i.e., "listed sites") and a review of records, aerial photographs, and other documentation that illustrates the history of site use and site reconnaissance. The Phase I ESA was prepared based on national record review requirements in accordance with the United Stated Environmental Protection Agency (USEPA) Standards and Practices for All Appropriate Inquiries (40 Code of Federal Regulations [CFR] Part 312), as described in the American Society for Testing and Materials (ASTM) E 1527-05 Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process. Details of the databases searched, along with descriptions of each database researched, are provided in Appendix E. The findings of the Phase I ESA include the following sites within % mile of the Project site listed in Table 4-13, Facilities of Potential Environmental Concern Within 1/4 Mile Radius, below (Clayton 2004). TABLE 4-13 FACILITIES OF POTENTIAL ENVIRONMENTAL CONCERN WITHIN 1/4-MILE RADIUS Orientation from the Environmental Concern? Facility Database Project site (Reasons) No(site is listed as holding Avis Rent-A-Car an operating permit and is 112 First Avenue UST,HWIS Adjacent to the east cross gradient to the subject property) No(site is listed as holding Arcadia Main Post Office operating permit and is 41 Wheeler Avenue HWIS Adjacent to the west down-gradient from the subject property) No(a release of hydrofluoric acid only was Airtol, Inc. ERNS 1/8 mile to the south reported on 7/5/90 and is 65 First Avenue down-gradient from the subject property) No(monitoring well, which Arcadia Water Division WQ 1/5 mile to the south is not a source of St. Josephs Well contamination) No(site is listed as Arcadia Unified School case closed; it holds an District Joseph LUST, UST, HWIS 1/4 mile northwest operating permit; and it 35 West Saint is down-gradient from Street the subject property) HWIS: Hazardous Waste Information System; UST: Underground Storage Tanks; ERNS: Emergency Response Notification System;WQ:Drinking Water Program;LUST:Leaking Underground Storage Tank Source:Clayton 2004. The Phase I ESA revealed no evidence of any recognized environmental conditions (RECs) that could affect site development(Clayton 2004).The Project site was not identified on any databases reviewed; no environmental liens appear on record against the Project site; and no nearby sites present an environmental concern to the Project. Therefore, implementation of the Project would result in a less than significant impact related to its location on a site listed on one or more hazardous materials regulatory agency databases, and no mitigation is required. R.\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 4-44 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? No Impact. As discussed above, the nearest airport to the site is the El Monte Airport, a public use airport, which is owned by the County of Los Angeles and located approximately 3.5 miles south of the Project site. The Project site is located outside the airport Area of Influence of El Monte Airport (ALUC 1991). There are no other private airstrips in the vicinity of the Project. Therefore, the Project does not pose an adverse aeronautical effect. No impacts are anticipated and no mitigation is required. g) Would the project impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? Less Than Significant With Mitigation. The City of Arcadia has adopted an Emergency Management Program that addresses Arcadia's response to extraordinary emergency situations associated with natural disasters, technological incidents, and threats to national security. It provides operational concepts related to various emergency situations; identifies components of the City of Arcadia Emergency Management Program; and describes the overall responsibilities of the organization for protecting life and property and assuring the overall well-being of the population. The plan also identifies the sources of outside support that might be provided (through mutual aid and specific statutory authorities) by other jurisdictions, State and federal agencies, and the private sector. Construction activities on the Project site would be constrained due to the fully developed nature of the surrounding land uses and location among heavily traveled roadways. As such, construction activities have the potential to disrupt traffic and emergency access through temporary lane closures or traffic diversions. As required by MM HAZ-2, a Construction Staging and Traffic Control Plan shall be prepared in compliance with the Manual on Uniform Traffic Control Devices (MUTCD). Compliance with MM HAZ-2 would ensure that potential short-term impacts to emergency response plans or evacuation routes would be less than significant. Once construction activities that could impact surrounding roadways are completed, the roads would be returned to the previous condition and there would be no impact. As required by MM HAZ-3, the Developer will be responsible for repairing any damage to City roadways that may occur during construction or through transport of heavy trucks or equipment related to construction. The long-term operation of the Project involves residential, retail, and parking land uses that would not result in a significant impact to existing roadways and would neither interfere with nor impact the implementation of the Emergency Management Plan. Additionally, emergency access to the site and surrounding areas would be maintained in compliance with applicable City requirements during and after construction. h) Would the project expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? No Impact. As discusses above, the Project site is located in neither State nor Local Responsibility areas designated as Very High or High Fire Hazard Severity Zones, as mapped by the California Department of Forestry and Fire Protection (Arcadia 2010a). The high risk zone closest to the Project site is located approximately 0.7 mile to the north, near the base of the San R.\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT docx 4-45 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration Gabriel Mountains. The Project site is located in an urban area of the City of Arcadia and is not adjacent to wildlands. Therefore, implementation of the Project would not result in a significant risk of loss, injury, or death involving wildland fires. No mitigation is required. 4.8.3 MITIGATION MEASURES MM HAZ-1 Prior to the issuance of a demolition permit, pre-demolition surveys for ACMs and LBP shall be performed for the structure(s) proposed for demolition. All surveys, inspections, and analyses shall be performed by fully licensed and qualified individuals in accordance with all applicable federal, State, and local regulations. If the pre-demolition surveys/inspections do not identify ACMs or LBP, the Developer shall provide documentation to the City of the survey/inspection showing that no further abatement actions are required. If the pre-demolition surveys/inspections identify ACMs or LBP, all such materials shall be handled in accordance with applicable regulations, including, but not limited to 15 United States Code (USC) Chapter 53 Toxic Substances Control; CaIOSHA regulations (8 CCR Section 1529 [Asbestos] and Section 1532.1 [Lead]); and SCAQMD Rule 1403 (Asbestos Emissions from Demolition/Renovation Activities). After demolition, the Developer shall provide documentation to the City illustrating that abatement of any ACMs or LBP identified in the demolished structure has been completed in full compliance with applicable regulations. MM HAZ-2 Prior to the issuance of a grading permit, a Construction Staging and Traffic Control Plan shall be prepared in cooperation with the City of Arcadia and any other affected jurisdictions in accordance with the Manual on Uniform Traffic Control Devices (MUTCD). The Plan shall include, but not be limited to (1) identification of construction haul routes that follow the City's approved truck routes and avoid residential streets; (2) identification of emergency access points/routes; (3) duration and location of lane closures (if any); (4) identification of traffic-control measures to be implemented to maintain traffic flow in all directions; (5) location of equipment and vehicle staging areas; (6) location of parking for construction workers during construction phases; (7) stockpiling of materials; (8) use of fencing(i.e.,temporary fencing with opaque material); (9) use of flagpersons; and (10) temporary routes for pedestrians and bicyclists to avoid construction activities. The Construction Staging Plan shall require the equipment and vehicle staging areas be located as far as practicable from sensitive receptors to reduce visual impacts to nearby sensitive receptors. Construction activities shall comply with the approved plan to the satisfaction of the City of Arcadia. MM HAZ-3 Prior to the issuance of the occupancy permit, the Developer will repair any damage incurred on City roadways during construction activities, or through transport of heavy trucks or equipment related to construction. R.\Projects\DDPArca\J0001\MND\57 Wheeler MND071814_Final Draft_BT docx 4-46 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration Less than 4.9 HYDROLOGY AND WATER QUALITY Potentially Significant Less than Significant with Significant No Impact Mitigation Impact Impact Would the project: a) Violate any water quality standards or waste discharge ❑ ❑ ® ❑ requirements? b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level(e.g., the ❑ ❑ ❑ production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would ❑ ❑ ❑ result in substantial erosion or siltation onsite or offsite? d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase ❑ ❑ ❑ the rate or amount of surface runoff in a manner which would result in flooding onsite or offsite? e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater ❑ ❑ ❑ drainage systems or provide substantial additional sources of pollutant runoff? f) Otherwise substantially degrade water quality? ❑ ❑ ® ❑ g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood ❑ ❑ ® ❑ Insurance Rate Map or other flood hazard delineation map? h) Place within a 100-year flood hazard area structures ❑ ❑ ® ❑ which would impede or redirect flood flows? i) Expose people or structures to a significant risk of loss, injury, or death involving flooding, including ❑ ❑ ® ❑ flooding as a result of the failure of a levee or dam? j) Inundation by seiche, tsunami, or mudflow? ❑ ❑ ® ❑ 4.9.1 EXISTING CONDITIONS Surface Drainage The Project site is located within the 834-square-mile Los Angeles River Watershed. The Watershed is highly modified, with an upper 360-square-mile portion covered by forest or open space, and the remaining 474 square miles developed with highly urbanized land uses. The Watershed encompasses and is shaped by the path of the Los Angeles River. The Project site is currently developed with a vacant restaurant building and paved surface parking lot. The site topography slopes downward to the south, at an estimated gradient of 1 to 2 percent. (SCG 2004). Runoff from the Project site is conveyed into an 18-inch storm drain R'\Projects\DDPArca\J0001\MND157 Wheeler MND_071814_Final Draft_BT docx 4-47 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration located in Wheeler Avenue. Storm drainage in the City is provided by curbs and gutters along streets, which direct storm water into the catch basins, pipes, and washes that run in a southerly direction in or near the City. Over four miles of City-maintained storm water management facilities are present in Arcadia, which connect to regional flood-control and runoff conveyance facilities (Arcadia 2010b). Storm water flows in a southerly direction through Eaton Wash, Arcadia Wash, Santa Anita Wash, Sierra Madre Wash, and Sawpit Wash toward the Rio Hondo, which runs southwest into Whittier Narrows and continues southwest to join the Los Angeles River in Downey (Arcadia 2010b). Flooding The Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map indicates that the Project site is located in Flood Zone X, which designates areas that are determined to be outside the 0.2-percent annual chance floodplain (Arcadia 2010b). However, inundation can also occur as a result of significant structural damage to a dam or other water retention facility upstream of the Project site. Dam or reservoir failure could occur as a result of an earthquake, erosion, design flaw, or water overflow during storms (for a dam). Arcadia's location along the San Gabriel Mountain foothills and below extensive regional flood-control facilities places it within the potential inundation area of six water retention facilities. The Project area is located within the inundation hazard area of the Santa Anita Dam (Arcadia 2010b). Groundwater As previously discussed, the Project area is situated within the Los Angeles-San Gabriel Hydrologic Unit, which covers most areas of Los Angeles County. Within this hydrologic unit, the Project site overlies the Raymond Groundwater Basin, a 41-square-mile groundwater basin located in the northwest part of the San Gabriel Valley. The basin extends from La Canada Flintridge and the San Rafael Hills on the west to Santa Anita Canyon on the east; it is bound on the north by contact with the consolidated basement rocks of the San Gabriel Mountains and on the south by the Raymond Fault. The Raymond Basin's main water-bearing materials are unconsolidated Quaternary alluvial sediments deposited by streams originating in the San Gabriel Mountains. Recharge to the Raymond Basin mainly occurs from direct percolation of precipitation and percolation of ephemeral stream flow from the San Gabriel Mountains and from the Sierra Madre and Santa Anita Spreading Grounds. Additional water enters the basin as underflow through fractures systems in the San Gabriel Mountains. Precipitation averages in the basin range from about 19 inches in the valley to 25 inches in upland areas, with the average precipitation over the basin approximating 21 inches annually (Arcadia 2010b). Historic high groundwater levels in the Project area range from less than 40 feet below ground surface in the lower portion of the project area to greater than 100 feet below ground surface in the upper portion of the project area (Arcadia 2010b). During the drilling of soil borings for the Geotechnical Investigation, no free water was encountered. Based on this finding and the moisture content of the recovered soil samples, the static groundwater table is considered to exist at a depth in excess of 50 feet (SCG 2004). R:\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 4-48 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration 4.9.2 IMPACT ANALYSIS Project Design Features None required. Regulatory Requirements RR HYD-1 Prior to the issuance of a demolition permit, the Developer shall ensure compliance with all applicable requirements set forth in the City Municipal Code, including but not limited to Chapter 8, Stormwater Management and Discharge Control; Part 2, Discharge Regulations and Requirements. Impact Discussion a) Would the project violate any water quality standards or waste discharge requirements? f) Would the project otherwise substantially degrade water quality? Less Than Significant Impact. This section discusses the Project's potential construction- related and operational-related water quality impacts. Construction-Related Water Quality Impacts The Project could result in short-term construction impacts to surface water quality from demolition, grading, and other construction-related activities. Storm water runoff from the Project site during construction could contain soils and sediments from these activities. Spills or leaks from heavy equipment and machinery, construction staging areas, and/or building sites can also enter runoff and typically include petroleum products such as fuel; oil and grease; and heavy metals. The State Water Resources Control Board (SWRCB) has issued the statewide National Pollutant Discharge Elimination System (NPDES) General Permit for Storm Water Discharges Associated with the Construction and Land Disturbance Activities (Order No 2012-0006-DWQ, NPDES No. CAS000002, adopted by the SWRCB on July 17, 2012). Under this Construction General Permit, individual NPDES permits or Construction General Permit coverage must be obtained for discharges of storm water from construction sites with a disturbed area of one or more acres. Since the Project site is 0.783 acre, compliance with the NPDES Construction General Permit is not required. However, as required by the City's Municipal Code (Chapter 8, Stormwater Management and Discharge Control; Part 2, Discharge Regulations and Requirements, see RR HYD-1), all construction machinery/equipment must use BMPs to ensure that accidental leaks/spills and other maintenance-related pollutants are not discharged into the storm drain system. Additionally, the Development Services Director may require of any developer or construction contractor performing work in the City to provide a local storm water pollution prevention plan (SWPPP) prior to the beginning of construction. Construction activities are not anticipated to encounter groundwater, as levels are anticipated to be below 50 feet at the Project site, which is well below the depth of proposed excavation. Compliance with RR HYD-1 would ensure that short-term water quality impacts would be less than significant, and no mitigation is required. R\Projects1DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 4-49 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration Operational Water Quality Impacts The Project is subject to requirements of the 1972 Federal Water Pollution Control Act, subsequently known as the Clean Water Act (CWA). In 1972, the CWA was amended to require NPDES permits for the discharge of pollutants to "waters of the U.S." from any point source. In 1987, the CWA was amended to require that the USEPA establish regulations for municipal and industrial storm water discharges for permitting under the NPDES permit program. The regulations require that municipal separate storm sewer system (MS4) discharges to surface waters be regulated by an NPDES permit. The MS4s are designated or used for collecting or conveying storm water (i.e., not wastewater or combined sewage). The City of Arcadia falls within the jurisdiction of the Los Angeles Regional Water Quality Control Board (RWQCB, Region 4) and is therefore subject to the Waste Discharge Requirements MS4 Permit (Order No. R4-2012-0175, NPDES Permit No. CAS004001). As a Permittee under the General MS4 permit, the City of Arcadia has the authority to enforce the terms of the permit for the Project. This permit governs storm water and urban runoff discharges to public storm drain systems owned and operated by "the Permittees". Permittees that have land use authority are responsible for implementing a storm water management program to inspect and control pollutants from industrial and commercial facilities, new development and re-development projects, and development construction sites within their jurisdictional boundaries. As such, the City of Arcadia requires the implementation of BMPs and/or water quality control measures as a condition of Project approval to ensure that no discharges into the storm drain system would cause or contribute to the violation of receiving water quality limitations or cause a condition of nuisance. These requirements are set forth in the City's Municipal Code (Chapter 8: Stormwater Management and Discharge Control; Part 2, Discharge Regulations and Requirements [see RR HYD-1]). Requirements that pertain to the Project site include the mandate that any area exposed to storm water must incorporate BMPs to address materials that could adversely impact water quality. Exhibit 2-6, Conceptual SUSMP Drawing, in Section 2, Project Description, depicts conceptually proposed structural BMP locations. The proposed BMPs are summarized below. Routine Structural Source-Control Best Management Practices • Use efficient irrigation systems and landscape design, water conservation, smart controllers, and source control. • Design and construct trash and waste storage areas to reduce pollution. • Provide storm drain system stenciling and signage. • Create water quality inlets (trench drain filter and downspout filter). Routine Non-Structural Source-Control Best Management Practices • Educate property owners, tenants, and occupants about water quality. • Include activity restrictions to protect water quality. • Manage common landscaped areas. • Maintain BMPs. • Create a Spill Contingency Plan. • Ensure Hazardous Materials Disclosure Compliance. R.\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 4-50 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration • Implement Uniform Fire Code. • Control litter in common areas. • Train employees to protect water quality. • Inspect common area catch basins. All BMPs must be maintained, including the cleaning of catch basins, culverts, and parkway drains. As required by MM HYD-1, the Project would be required to submit a final site-specific Standard Urban Stormwater Mitigation Plan (SUSMP) which identifies source-control BMPs (routine structural and routine non-structural), site-design BMPs, and hydraulic source-control BMPs that would be incorporated into the Project to ensure that the runoff from the Project site is treated before entering the City's storm drain system. Compliance with applicable regulatory requirements (RR HYD-1) ensures that long-term water quality impacts would be less than significant, and no mitigation is required. b) Would the project substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? No Impact. The Project would not involve direct or indirect withdrawals of groundwater. Domestic water service would be provided by the City of Arcadia, as described in Section 4.17, Utilities and Service Systems. The Project would not deplete groundwater supplies or interfere substantially with groundwater recharge. The Project site is currently covered in impervious surfaces, and Project implementation will also result in full coverage with impervious surfaces. Therefore, there would be no change in groundwater recharge and no mitigation is required. c) Would the project substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off-site? No Impact. As previously discussed, a majority of the Project site is covered with impervious surfaces. Implementation of the Project would not result in an increase in the amount of impervious surfaces on site. The Project site is located in an urban setting and there are no natural streams or rivers within or in proximity to the Project site. Runoff from the Project site is conveyed into a City-maintained 18-inch storm drain located in Wheeler Avenue. City-maintained storm water management drains connect to regional flood-control and runoff conveyance facilities (Arcadia 2010b), which run southwest into the Whittier Narrows and continues southwest to join the Los Angeles River in Downey (LACDPW 2009). Project implementation would not result in an increase in the erosion or sedimentation from the site and no mitigation is required. d) Would the project substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site? e) Would the project create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? R:\Projects\DDPArca\J0001\MND\57 Wheeler MND071814_Final Draft_BT.docx 4-51 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration No Impact. The rate of storm water runoff remains unchanged with Project implementation because the impervious cover on the Project site would not be changed. Therefore, no net increase in storm flows is anticipated as a result of the Project, and no additional incremental flows would be contributed to the City's storm drain system; as such,the runoff from the site would not exceed the capacity of the storm drain system, and no infrastructure improvements would be required. Additionally, as described under the analysis of Thresholds 4.9(a) and (f) above, the Project would not result in substantial additional sources of polluted runoff. g) Would the project place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? h) Would the project place within a 100-year flood hazard area structures which would impede or redirect flood flows? No Impact. As previously discussed, the Project site is not located in an area identified as a 100-year flood area (Arcadia 2010a). There would be no impacts to housing within a 100-year flood hazard area, and the Project would not impede or redirect flood flows. i) Would the project expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? j) Would the project Inundation by seiche, tsunami, or mudflow? Less Than Significant Impact. There are no bodies of constant water in proximity to the Project site, and the site is not located near the shoreline or within 50 feet of sea level; therefore, hazards from a seiche or tsunami are considered to be negligible. There are no hillside areas in the Project vicinity that would generate mudflow. The Project site and surrounding area are located within the inundation hazard area of the Santa Anita Dam (Arcadia 2010a). However, the potential for inundation as a result of significant structural damage to the Santa Anita Dam as a result of an earthquake, erosion, a design flaw, or water overflow during storms is an existing hazard that affect the Project site; as such, implementation of the Project would not exacerbate these hazards (i.e., since residential units would begin on the second floor), and impacts would be less than significant. 4.9.3 MITIGATION MEASURES Project implementation would not result in significant impacts related to hydrology and water quality; therefore, no mitigation is required. However, MM HYD-1 is included to further reduce impacts. MM HYD-1 Prior to issuance of a grading permit, a site-specific Standard Urban Stormwater Management Plan (SUSMP) shall be submitted to the City Planning Division for review and approval. The SUSMP shall specifically identify the long-term site- design, source-control, and treatment-control Best Management Practices(BMPs) that shall be used on site to control pollutant runoff and to reduce impacts to water quality to the maximum extent practicable. At a minimum,the SUSMP shall identify and the site developer shall implement source-control BMPs(routine structural and routine non-structural), site-design BMPs, and hydraulic source-control BMPs that would be incorporated into the Project to ensure that the runoff from the Project site is treated before entering the City's storm drain system. R:\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 4-52 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration Less than 4.10 LAND USE AND PLANNING Potentially Significant Less than Significant with Significant No Impact Mitigation Impact Impact Would the project: a) Physically divide an established community? ❑ ❑ ❑ b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the Project(including, but not limited to the general plan, ❑ ❑ specific plan, local coastal program, or zoning ® ❑ ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation plan or natural community conservation plan? ❑ ❑ 4.10.1 EXISTING CONDITIONS The Project site is located in the Downtown area of the City of Arcadia. The current General Plan land use designation on the site is "Downtown Mixed Use". This designation allows for combined commercial and residential developments and stand-alone commercial uses; however, exclusively residential uses are not permitted in those areas. Current zoning for the Project site is Downtown Mixed Use (DMU). As shown on the aerial photograph presented in Exhibit 2-2, the Project site is immediately surrounded by existing urban development including commercial retail, office, and associated parking. Existing commercial uses are located to the north of the Project site, including a 24 Hour Fitness building and its associated parking structure. Further north (on the other side of East Santa Clara Street) is the under-construction Metro Gold Line Foothill Extension Arcadia Station and its associated 300-space parking structure. In addition, a Bus Transit Center (where regional and local routes may converge; where transfers between bus routes are provided; and where bus passengers can transfer to/from the Gold Line light rail line) is anticipated to be constructed adjacent to the Gold Line Station (Arcadia 2010a). To the east of the Project site (on the other side of First Avenue) are single-story retail/office buildings and associated parking. To the south of the Project site (on the other side of Wheeler Avenue) is a two-story medical office complex and associated surface parking. Further south is commercial/retail and office uses along Huntington Drive. Immediately to the west and adjacent to the Project site is a U.S. Post Office. Further west is commercial/retail and office uses along Santa Anita Avenue. Table 4-14, Land Use Designations Near the Project Site, summarizes the surrounding land uses and zoning for parcels near the Project site. R:\Projects\DDPArca\J0001\MND157 Wheeler MND_071814_Final Draft_ST.docx 4-53 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration TABLE 4-14 LAND USE DESIGNATIONS NEAR THE PROJECT SITE Land Use Designations Area/Direction General Plan Zoning Code Project Site Downtown Mixed Use Downtown Mixed Use(DMU) North of Project Site Commercial Commercial Manufacturing(C-M) (north of Gold Line Station) East of Project Site Downtown Mixed Use Downtown Mixed Use(DMU) (east of First Avenue) South of Project Site Commercial with Downtown Central Business District(CBD) (along Huntington Dr) Overlay with Downtown Overlay West of Project Site Commercial with Downtown Central Business District(CBD) (along Santa Anita Ave) Overlay with Downtown Overlay Allows Floor Area Ratio(FAR)up to 1.0;otherwise commercial FAR is 0.5. Source:Arcadia 2010a. 4.10.2 IMPACT ANALYSIS Project Design Features None required. Regulatory Requirements RR LU-1 Prior to commencement of any construction activities, the Developer shall obtain approval from the City of Arcadia for a Conditional Use Permit (CUP), as well as any required modifications from development standards, as required by the Arcadia Zoning Regulations for mixed-use projects in the DMU zone. Impact Discussion a) Would the project physically divide an established community? No Impact. As shown in the aerial photograph provided in Exhibit 2-2 and described in Section 2.1, Project Location, the Project site is currently developed with a vacant restaurant building and surface parking lot, and is surrounded by other urban development including commercial land uses. The Project involves redevelopment of the Project site and would not disrupt the physical arrangement of an established community. No impact would occur and no mitigation is required. b) Would the project conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan,specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? Less Than Significant Impact. There are a number of land use-related planning programs that are relevant to the Project. Local plans/programs relevant to the Project and the consistency of the Project with these plans/programs are discussed below, including the City of Arcadia General Plan and Zoning Code. R:\Projects\DDPArca\J0001\MND\57 wheeler MND_071814_Final Draft_BT docx 4-54 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration City of Arcadia General Plan The City of Arcadia General Plan (General Plan) was adopted in 2010. Each Element of the General Plan contains goals, policies, and implementation programs designed to guide the various aspects of the future land use, development, and revitalization decisions of the City. The State's general rule for a General Plan consistency determination is "an action, program, or project [that] is consistent with the General Plan if it, considering all aspects, will further the objectives and policies of the General Plan and not obstruct their attainment" (OPR 2003). The current General Plan land use designation for the Project site and surrounding properties is Downtown Mixed Use. The Downtown Mixed Use designation allows for combined commercial and residential developments and stand-alone commercial uses; however, exclusively residential uses are not permitted in those areas. The Downtown Mixed Use designation provides for more intense, mixed-use development surrounding the planned Gold Line Station to create a complete, compact, walkable neighborhood that encourages transit use. The Land Use and Community Design Element of the General Plan includes various goals and policies specific to development within the Downtown area. The Project would be consistent with and help achieve the following goal and policies: • Goal LU-10: A thriving Downtown, with healthy commercial areas supported by high- quality, residential uses and supportive of the Metro Gold Line transit station. o Policy LU-10.1: Provide diverse housing, employment, and cultural opportunities in Downtown, with an emphasis on compact, mixed-use, transit- and pedestrian- oriented development patterns that are appropriate to the core of the City. o Policy LU-10.2: Promote the Metro Gold Line Extension and establishment of a transit station in Downtown Arcadia, and take full advantage of the opportunities the Gold Line station will bring to Downtown and the City as a whole. o Policy LU-10.3: Work toward the establishment of public gathering areas in Downtown to bring public activities and civic events into Downtown. o Policy LU-10.4: Establish commercial uses that complement the vision of the Downtown core with opportunities for more intense, quality development at key intersections that are unique from the regional offerings at the regional mall. o Policy LU-10.6: Encourage high standards for property maintenance, renovation and redevelopment. o Policy LU-10.7: Provide accessible plazas and public spaces throughout Downtown that provide both intimate, outdoor rooms and larger spaces that could accommodate public gatherings and celebrations. o Policy LU-10.9: Connect various activity areas and plazas via sidewalks, paseos, and pedestrian alleys to create a comprehensive pedestrian network. o Policy LU-10.10: Establish a "park once" system in Downtown with a collection of shared surface and parking structures. o Policy LU-10.11: Buildings should be oriented to the pedestrian and the street. R\Projects\DDPArca\J0001\MND\57 Wheeler MND071814_Final Draft_BT.docx 4-55 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration o Policy LU-10.12: Encourage architecture that uses quality, lasting building materials; provides building scale that relates to intimate nature of Downtown; and applies a unified theme. o Policy LU-10.13: Recognize that well-designed public open spaces are vital to the success of Downtown. Work with private developers and landowners to facilitate the construction of such spaces. o Policy LU-10.14: Create a high-quality pedestrian experience in Downtown through the use of street trees, public art, street furniture, and public gathering spaces. Using signage, art, and unique uses, entice and encourage people to walk and explore the commercial core of Downtown. As shown on Exhibit 2-3, the Project is designed to activate the street frontage by orienting the retail components towards First Avenue and the planned Metro Gold Line Station located one block to the north. The Land Use and Community Design Element of the City's General Plan identifies the 1/4-mile radius surrounding the Metro Gold Line Station and Bus Transit Center as an "activity node", which is defined as "places of pedestrian activity and excitement. These are places where people congregate, socialize, and shop. They are also places where residents can leisurely stroll, participate in a recreational activity, or relax and experience the outdoors" (Arcadia 2010a). To accomplish this goal, the Project will include a pedestrian-scaled outdoor plaza area located along First Avenue between the new mixed-use building and the existing 24 Hour Fitness building to the north that features a water feature, landscaping, and seating areas for the adjacent retail uses. In addition, the Project would include a painted mural along the southern face of the proposed building, facing Wheeler Avenue. City of Arcadia Zoning Ordinance Current zoning for the Project site is Downtown Mixed Use(DMU).The Arcadia Zoning Ordinance is the primary tool for implementing the City's General Plan. It provides development standards (i.e., setbacks, building height, site coverage, parking, and sign requirements). In addition to guiding the uses, designs, and improvements of development projects, the Zoning Ordinance provides detailed guidance for development based on and consistent with the land use policies established in the General Plan. As previously stated, the current zoning designation for the Project site and surrounding Downtown area is DMU. Per the DMU requirements, mixed-use projects in the DMU zone require a Conditional Use Permit (CUP). Development standards for the DMU zone include a density restriction of 50 dwelling units per acre, a height restriction of 50 feet, and a maximum floor to area ratio (FAR) for non-residential uses of 1.0. There are no minimum setback requirements for buildings within the DMU zone. The maximum setback permitted for any street side is ten feet, which may be used for landscaping, pedestrian circulation, entry court, outdoor dining, and similar uses related to a downtown pedestrian environment. The Project would not meet the minimum requirements for private outdoor open space (minimum 100 square feet per unit) or parking. RR LU-1 requires that, prior to commencement of any construction activities, the Developer shall obtain approval of a CUP and any necessary modifications from the City. Accordingly, the Developer will request a modification from the City's private open space requirement to apply the 1,741 sf of common open space towards meeting the 1,139 sf deficiency of private open space, as well as a modification from the City's parking requirement to meet the deficit in parking with available public parking spaces. Therefore, with compliance with RR LU-1, impacts related to applicable land use plans, policies, or regulations would be less than significant. R..\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT docx 4-56 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration c) Would the project conflict with any applicable habitat conservation plan or natural community conservation plan? No Impact. The Project is not within the boundaries of an adopted habitat conservation plan or natural community conservation plan. There would be no impact and no mitigation is required. 4.10.3 MITIGATION MEASURES There would be no significant impacts related to land use and planning; therefore, no mitigation measures are required. R.\Projects\DDPArca\J0001\MND\57 Wheeler MND071814_Final Draft_BT.docx 4-57 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration Less than 4.11 MINERAL RESOURCES Potentially Significant Less than Significant with Significant No Impact Mitigation Impact Impact Would the project: a) Result in the loss of availability of a known mineral resource that would be of value to the region and the ❑ ❑ ❑ residents of the state? b) Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local ❑ ❑ ❑ general plan, specific plan, or other land use plan? 4.11.1 EXISTING CONDITIONS Mineral resources are naturally occurring chemicals, elements, or compounds formed by inorganic processes or organic substances.These resources include bituminous rock, gold, sand, gravel, clay, crushed stone, limestone, diatomite, salt, borate, potash,geothermal, petroleum, and natural gas resources. Construction aggregate refers to sand and gravel (natural aggregates)and crushed stone (rock) that are used as Portland-cement-concrete aggregate, asphaltic-concrete aggregate, road base, railroad ballast, riprap, fill, and the production of other construction materials. The State Mining and Geology Board classifies lands in California based on the availability of mineral resources. The Project site is located within a MRZ-4 zone, meaning there is insufficient data to assign any other MRZ designation. The only area in the City available for mining activity is the Livingston-Graham sand and gravel extraction site, which is located approximately 2.5 miles south of the Project site (Arcadia 2010a). Review of maps prepared by the California Department of Conservation, Division of Oil, Gas, and Geothermal Resources shows that there are no gas, geothermal fields, or active wells in or near the Project site (Arcadia 2010b). 4.11.2 IMPACT ANALYSIS Project Design Features None required. Regulatory Requirements None required. Impact Discussion a) Would the project result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? b) Would the project result in the loss of availability of a locally-important mineral resource recovery site delineated on a local general plan, specific plan, or other land use plan? No Impact. Based on review of the Resource Sustainability Element of the City of Arcadia General Plan, the Project site does not contain known State or locally designated mineral resources or locally important mineral resource recovery sites (Arcadia 2010a). Project R\Protects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 4-58 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration implementation would not result in adverse impacts to any significant mineral resource. No mitigation is required. 4.11.3 MITIGATION MEASURES There would be no significant impacts related to mineral resources; therefore, no mitigation measures are required. R:\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 4-59 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration Less than Potentially Significant Less than 4.12 NOISE Significant with Significant No Impact Mitigation Impact Impact Would the project result in a) Exposure of persons to or generation of noise levels in excess of standards established in the local general ❑ ❑ ® ❑ plan or noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or generation of excessive ❑ ❑ n groundborne vibration or groundborne noise levels? c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing ❑ ❑ without the project? d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing ❑ ❑ without the project? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the ❑ ❑ project expose people residing or working in the project area to excessive noise levels? f) For a project within the vicinity of a private airstrip, ❑ would the project expose people residing or working in ❑ ❑ the project area to excessive noise levels? 4.12.1 EXISTING CONDITIONS Several rating scales (or noise "metrics") exist to analyze effects of noise on a community. These scales include the equivalent noise level (Leq) and the community noise equivalent level (CNEL). Average noise levels over a period of minutes or hours are usually expressed as A-weighted decibels (dBA) Leq, which is the equivalent noise level for that period of time. The period of time averaging may be specified; Leq(3) would be a 3-hour average. When no period is specified, a 1-hour average is assumed. Noise of short duration (i.e., substantially less than the averaging period) is averaged into ambient noise during the period of interest. Thus, a loud noise lasting many seconds or a few minutes may have minimal effect on the measured sound level averaged over a one-hour period. To evaluate community noise impacts, CNEL was developed to account for human sensitivity to evening and nighttime noise. CNEL separates a 24-hour day into 3 periods: daytime (7:00 AM to 7:00 PM), evening (7:00 PM to 10:00 PM), and nighttime (10:00 PM to 7:00 AM). The evening sound levels are assigned a 5 dBA penalty, and the nighttime sound levels are assigned a 10 dBA penalty prior to averaging with daytime hourly sound levels. Several statistical descriptors are also often used to describe noise, including Lmax and Lmin. Lmax and Lmin are, respectively, the highest and lowest A-weighted sound levels that occur during a noise event. Vibration amplitudes are commonly expressed in peak particle velocity (ppv)or root-mean square (RMS) vibration velocity. The ppv is defined as the maximum instantaneous positive or negative peak of a vibration signal; vibration velocities of ppv and RMS are normally described in inches R1 Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 4-60 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration per second (in/sec). Similar to airborne sound, vibration velocity can be expressed in decibel notation as vibration decibels (VdB). The logarithmic nature of the decibel serves to compress the broad range of numbers required to describe vibration. 4.12.2 EXISTING CONDITIONS The existing noise environment in the Project area is influenced by traffic noise on nearby roads. The roadway contributing the most noise to the Project site is First Avenue along the eastern Project site boundary. For the purpose of this noise analysis, the study area includes the Project site; the areas immediately adjacent to the Project site; and the land uses adjacent to the roadway segments where the Project adds vehicular trips to the roadway system. First Avenue is a 2-lane road with a posted speed limit of 35 miles per hour (mph). Existing peak hour traffic counts and the average daily traffic (ADT) to peak hour ratios indicate that the existing ADT is approximately 6,000 (LLG 2014a). The existing CNEL at 50 feet from the center line of First Avenue is estimated at 63 dBA. Noise-and vibration-sensitive land uses include residential land uses,schools, hospitals, libraries, and open space/recreational areas where quiet environments are necessary for enjoyment, public health, and safety. Sensitivity to noise increases during the evening and at night. Noise can interfere with sleep, speech, and television/radio and cause annoyance. The Project site is located in an area with a "Downtown Mixed-Use" land use designation; it is surrounded by a fitness gym, a U.S. Post Office, and office buildings as detailed in Section 2, Project Description, and as shown on Exhibit 2-2. The site is currently occupied by a vacant restaurant and surface parking lot. The nearest sensitive receptors are the single-family residences located approximately 650 feet to the south of the Project site on Alta Street. 4.12.3 IMPACT ANALYSIS Project Design Features None required. Regulatory Requirements RR NOI-1 Prior to issuance of grading and building permits, the Developer shall show that contractor specifications include a note indicating that noise-generating construction activities shall be limited to between the hours of 7:00 AM and 6:00 PM Monday through Friday and between 8:00 AM and 5:00 PM on Saturdays. On Sundays and Federal holidays, no noise-generating construction activities shall be permitted. This requirement is consistent with Sections 4261 and 4262 of the City of Arcadia Municipal Code. RR NOI-2 Prior to issuance of building permits, the Developer shall submit plans and specifications to the Director of Development Services demonstrating that all residential units shall be provided with a means of mechanical ventilation, as required by the California Building Code for occupancy with windows closed. RR NOI-3 Prior to the issuance of the building permit, the Developer shall provide evidence to the Director of Development Services demonstrating that the noise level from heating, ventilation, and air conditioning (HVAC) units and other mechanical equipment would not exceed 55 A-weighted decibels (dBA) at or beyond the Project site property lines. R:\Projects\DDPArcaU0001\MND\57 Wheeler MND071814 Final Draft_BT.docx 4-61 — Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration a) Would the project result in exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? d) Would the project result in a substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? Less than Significant Impact. Construction noise is addressed in the Arcadia Municipal Code, Article IV, Chapter 2, Part 6, Nighttime Construction, Sections 4261 and 4262: 4261. PROHIBITED HOURS DEFINED. The term"prohibited hours" as used in this Part shall mean any time after the hour of 6:00 p.m. of any weekday; any time before the hour of 7:00 a.m.of any weekday; any time after the hour of 5:00 p.m. of any Saturday; any time before the hour of 8:00 a.m. of any Saturday; any time on any Sunday; and any time on any of the following holidays: New Year's Day; Memorial Day; Independence Day; Labor Day; Veteran's Day; Thanksgiving Day; and Christmas Day, provided that if in any calendar year any such holiday falls on a Sunday, the following Monday shall constitute the holiday. 4262. CONSTRUCTION LIMITED. Unless a permit so to do shall first have been obtained as provided in Section 4263, no person shall during prohibited hours engage in any earth excavation, land fill or earth moving operation or in the construction of any portion of a building or structure, nor shall any person during prohibited hours use or operate any truck, tractor, crane, rig or any mechanical equipment of any kind in connection with, in the performance of or in furtherance of any of the foregoing. Demolition activities associated with the Project are planned to begin in March 2015 and are expected to occur over an approximate four-week period. Grading activities would follow in April 2015 and are expected to occur over an approximate four-week period. Demolition and grading activities would occur within the hours specified by the Arcadia Municipal Code. It is estimated that a total of approximately 1,054 tons of debris and 9,990 cy of excavated soil would be exported off site during demolition and grading, respectively. During demolition and grading activities, trucks are expected to enter and leave the site on a regular basis, but only during working hours. The number of truck trips traveling along the designated haul routes would vary daily depending on the nature of the activity. Construction hauling truck trips included in this analysis are based on the data provided in the traffic impact study completed for the project(LLG 2014a). Demolition debris removal from the site would generate an estimated 4 one-way truck trips (2 round trips) per day, and removal of excavated soils would generate an estimated 20 one-way truck trips (10 round trips) per day (LLG 2014a). It is anticipated that demolition would require six construction workers and grading would require ten construction workers. The Project would comply with RR NOI-1, which limits noise-generating construction activities in the City to designated hours. In addition, MM HAZ-2 requires preparation of a Construction Staging and Traffic Control Plan, which would identify truck haul routes designated by the City of Arcadia's Uniform Traffic Ordinance (Arcadia Municipal Code, §13.15 and §13.16). Trucks and contractors are anticipated to access the project site primarily via 1-210, Santa Anita Avenue, and Huntington Drive. Each road has high volumes of vehicle and truck traffic (i.e., more than 24,000 ADT on Santa Anita Avenue and 25,000 ADT on Huntington Drive) (Arcadia 2008). A doubling of traffic volumes would increase traffic noise levels by 3 dBA, which would be barely perceptible. The traffic volume and noise increases associated with 20 one-way truck trips per R1 Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 4-62 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration day and contractor commute vehicles on these roads would be negligible (i.e., less than one percent of the existing traffic volume). In typical construction projects (such as the Project), demolition and grading activities generate the highest noise levels since they involve the largest equipment. During demolition and grading, the immediate vicinity would experience short-term noise impacts related to the on-site operation of heavy construction equipment such as bulldozers, hoe-rams, and excavators. Noise levels would fluctuate depending on equipment type, duration of use, and distance between noise source and listener. The nearest noise-sensitive receptors are the single-family residences located approximately 650 feet to the south of the site on Alta Street. At that distance from the Project site, without consideration of intervening structures or other barriers, some construction noise events may result in occasional noise levels of 65 to 67 dBA and may be audible at this distance. However, neither the magnitude nor the duration of the construction noise would be substantial and this analysis is conservative due to the presence of intervening structures; therefore, noise would not be generated in excess of standards, and temporary increases of noise levels would not be substantial and would be less than significant. However, in order to minimize Project-related construction noise impacts, the Project would incorporate MM NOI-1, which specifies construction practices to minimize construction noise levels. b) Would the project result in exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels? Less than Significant Impact. The nearest noise-sensitive receptors are the single-family residences located approximately 650 feet to the south of the site on Alta Street. The nearest structures are the 24 Hour Fitness approximately 25 feet to the north and a U.S. Post Office approximately 25 feet to the west of the Project site. The types of construction vibration impact include human annoyance and building damage. Human annoyance occurs when construction vibration rises significantly above the threshold of human perception for extended periods of time. Building damage can be cosmetic or structural. Ordinary buildings that are not particularly fragile would not experience any cosmetic damage (e.g., plaster cracks) at distances beyond 25 feet. This distance can vary substantially depending on the soil composition and underground geological layer between vibration source and receiver. In addition, not all buildings respond similarly to vibration generated by construction equipment. For this analysis, potential structural damage and human annoyance associated with vibration from construction activities are based on Caltrans vibration limits identified in Tables 4-15 and 4-16, respectively. R:\Projects\DDPArca\J00011MND\57 Wheeler MND071814_Final Draft_BT.docx 4-63 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration TABLE 4-15 STRUCTURAL VIBRATION DAMAGE THRESHOLDS Maximum ppv(in/sec) Continuous/Frequent Structure and Condition Transient Sources* intermittent Sources Extremely fragile historic buildings, ruins, ancient monuments 0.12 0.08 Fragile buildings 0.20 0.10 Historic and some old buildings 0.50 0.25 Older residential structures 0.50 0.30 New residential structures 1.00 0.50 Modern industrial/commercial buildings 2.00 0.50 ppv:peak particle velocity;in/sec:inches per second. * Transient sources create a single isolated vibration event, such as blasting or drop balls. Continuous/frequent intermittent sources include impact pile drivers,pogo-stick compactors,crack-and-seat equipment,vibratory pile drivers, and vibratory compaction equipment. Source:Caltrans 2004. TABLE 4-16 HUMAN RESPONSE TO TRANSIENT VIBRATION Average Human Response ppv(in/sec) Severe 2.000 Strongly perceptible 0.900 Distinctly perceptible 0.240 Barely perceptible 0.035 ppv:peak particle velocity;in/sec:inches per second Source:Caltrans 2004. Construction activity can result in varying degrees of ground vibration, depending on the equipment and methods used; the distance to the affected structures; and the soil type. Table 4-17 summarizes the typical vibration levels during construction activities in inches per second (in/sec) peak particle velocity (ppv) at 25 feet from the equipment. TABLE 4-17 TYPICAL VIBRATION LEVELS DURING CONSTRUCTION ACTIVITIES ppv Equipment at 25 ft(in/sec)a,b Vibratory Roller 0.210 Large bulldozer 0.089 Loaded trucks 0.076 Jackhammer 0.035 Small bulldozer 0.003 ft:feet;ppv:peak particle velocity;in/sec:inches/second a The ppv is defined as the maximum instantaneous positive or negative peak of the vibration signal,and is usually measured in in/sec. Source:FTA 2006. R:\Projects\DDPArca\J0001\MND\57 wheeler MND_071814_Final Draft_BT.docx 4-64 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration According to the data in Table 4.15, the threshold for structural vibration damage to modern industrial/commercial buildings is 0.5 in/sec for intermittent sources. Below this level, there is virtually no risk of building damage. Table 4-17 shows that construction vibration levels from equipment operating at 25 feet from the 24 Hour Fitness and U.S. Post Office would be below the 0.5 in/sec ppv threshold; therefore, the operation of off-road construction equipment on site would not cause structural damage. The vibration data provided in Table 4-17 indicate that construction equipment vibration levels at the 24 Hour Fitness and U.S. Post Office would be below the 0.24 in/sec ppv level of distinct perceptibility (Table 4-16) when heavy construction equipment is operating at distances over 25 feet from the structure. Given that vibration levels dissipate rapidly with distance, there would be no perceived vibration at the residences located 650 feet away. Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels would be less than significant and no mitigation is required. c) Would the project result in a substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? Less than Significant Impact.The analysis in this section is divided into the following categories: Noise and Land Use Compatibility, Interior Noise, Noise Generated by Project Traffic, and Noise Generated by On-Site Sources. Noise and Land Use Compatibility The City of Arcadia General Plan Noise Element provides a basis to control and abate environmental noise and to protect citizens from excessive exposure (Arcadia 2010a). The Noise Element includes noise and land use compatibility guidelines, shown in Table 4-18. These guidelines are used to evaluate the Project's compatibility with the ambient noise level. TABLE 4-18 LAND USE COMPATIBILITY FOR COMMUNITY NOISE ENVIRONMENTS CNEL(dBA) Normally Conditionally Normally Clearly Land Use Category Acceptable Acceptable Unacceptable Unacceptable High Density Residential, Mixed 50-70 70-75 75-80 80-85 Use, Downtown Mixed Use CNEL:community noise equivalent level;dBA:A-weighted decibels. Normally Acceptable:Specified land use is satisfactory based upon the assumption that any buildings involved are of normal conventional construction without any special noise insulation requirements. Conditionally Acceptable: New development should be undertaken only after analysis of noise reduction requirements is made and needed insulation features are incorporated into design. Normally Unacceptable: New construction or development generally is discouraged. If new construction or development does proceed,a detailed analysis of noise reduction requirements must be made and incorporated into project design. Clearly Unacceptable:New construction or development is discouraged. Source:Arcadia 2010a. The primary and highest noise levels at the Project site would be from traffic on First Avenue. As previously described, the existing noise level at the eastern property line is estimated at 63 dBA CNEL. Based on the Project traffic impact study, existing traffic volumes along First Avenue are expected to increase by approximately 11 percent by 2016 (LLG 2014a). Traffic increases of this magnitude would result in an increase of approximately 0.5 dBA to 2016 CNEL. R:\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT docx 4-65 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration As shown in Table 4-18, the exterior noise level at the Project's First Avenue facade would be in the Normally Acceptable range. The impact would be less than significant and no mitigation would be required. Interior Noise Title 24 of the California Code of Regulations, also known as the California Building Standards Code, establishes building standards applicable to all occupancies throughout the state. Section 1207.11.2 requires that residential structures, other than detached single-family dwellings, be designed to prevent the intrusion of exterior noise so that the interior noise attributable to exterior sources shall not exceed 45 dBA CNEL in any habitable room. Section 1207.12 states, "if interior allowable noise levels are met by requiring that windows be unopenable or closed, the design for the structure must also specify a ventilation or air-conditioning system to provide a habitable interior requirement.The ventilation system must not compromise the dwelling unit or guest room noise reduction". The interior noise exposure is the difference between the projected exterior noise exposure at the building facade and the noise reduction of the structure. Therefore an 18-dBA reduction is required to reduce the anticipated 63 dBA CNEL traffic noise to 45 dBA CNEL. Typical construction methods and building materials for the Project would provide a 12 dBA noise level reduction with windows open and a 25 dBA noise level reduction with windows closed. Compliance with RR NOI-2 requires that the buildings meet the ventilation standards required by the Uniform Building Code with windows closed in order to achieve the necessary noise reduction. Noise Generated by Project Traffic Operation of the Project would generate approximately 604 ADT of traffic along roadways in the Project vicinity (LLG 2014a). Project-generated trips would use Wheeler Avenue for access to and from the Project site. The existing traffic volume on Wheeler Avenue is more than 3,300 trips per day (LLG 2014a). The corresponding increase in off-site traffic noise would be less than 1 dBA; the noise increase would not be perceptible and would not be substantial. From Wheeler Street, Project-generated traffic would travel to streets with larger traffic volumes and the noise impacts would be less than on Wheeler Street. The impact would be less than significant and no mitigation is required. Noise Generated by On-Site Sources The City's Noise Ordinance is designed to control unnecessary, excessive, and annoying sounds from sources on private property by specifying noise levels that cannot be exceeded. Section 4610.3 of the Noise Ordinance defines exterior noise level limits for residential, commercial, and industrial land uses; these are summarized in Table 4-19. TABLE 4-19 CITY OF ARCADIA NOISE ORDINANCE STANDARDS Noise Level(dBA)at Property Line Region 7:00 AM—10:00 PM 10:00 PM—7:00 AM Residential Zone 55 50 Commercial Zone 65 60 Industrial Zone 70 70 dBA:A-weighted decibels Source:Arcadia 2014. R:\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 4-66 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration Stationary Sources Operational noise sources associated with the Project would include, but not be limited to mechanical equipment (e.g., HVAC units); landscape maintenance equipment; vehicles in the parking area; and typical residential and commercial activities. HVAC units and other stationary equipment would be selected and installed to comply with the City Noise Ordinance. Because HVAC units are potentially continuous sources that may operate at nighttime, the Noise Ordinance requirement is that the noise shall not exceed 55 dBA at the property lines. RR NOI-3 requires the Developer to demonstrate compliance with the noise ordinance. Noise from landscape maintenance,vehicles, and other residential and commercial activities would be similar to noise currently occurring on the Project site. The noise increase would not be substantial, nor would it exceed the Noise Ordinance limits; no mitigation is required. On-Site Vehicle Circulation Residential vehicles entering and leaving the Project site would also generate noise. This vehicle noise would be concentrated in subterranean garages under buildings and is not expected to exceed a noise level of 50 dBA Leg at the Project boundaries. As such, noise generated by on-site vehicles would be limited and the impact would be less than significant. e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? f) For a project within the vicinity of a private airstrip,would the project expose people residing or working in the project area to excessive noise levels? No Impact. The Project site is located approximately 3.5 miles north of the El Monte Airport. The Airport Influence Area for El Monte Airport indicates that the project is not located within an airport land use plan and is well outside the 65 dBA CNEL El Monte Airport noise contour (ALUC 1991, as updated in 2004). Aircraft overflights do not significantly contribute to the noise environment and would not expose future Project residents to excessive noise levels. In addition, the Project site is not in the vicinity of a private airstrip; therefore, no noise impacts related to public airports or private airstrip operations would occur. 4.12.4 MITIGATION MEASURES Project implementation would not result in significant impacts related to noise; therefore, no mitigation is required. However, the following mitigation measure is incorporated to ensure that impacts remain less than significant: MM NOI-1 Prior to issuance of the building permit, the Developer shall ensure, through contract specifications, that the following construction best management practices (BMPs) be implemented by contractors to reduce construction noise levels: • Ensure that construction equipment is properly muffled according to industry standards and is in good working condition. • Place noise-generating construction equipment and locate construction staging areas away from sensitive uses, where feasible. R:\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 4-67 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration • Implement noise attenuation measures to the extent feasible, which may include, but are not limited to, temporary noise barriers or noise blankets around stationary construction noise sources. • Use electric air compressors and similar power tools rather than diesel equipment, where feasible. • Turn off construction-related equipment, including heavy-duty equipment, motor vehicles, and portable equipment, when not in use for more than 30 minutes. • Clearly post construction hours, allowable workdays, and the phone number of the job superintendent at all construction entrances to allow for surrounding owners and residents to contact the job superintendent. If the City or the job superintendent receives a complaint, the superintendent shall investigate; take appropriate corrective action; and report the action taken to the reporting party. • Include the contract specifications in construction documents, which shall be reviewed by the City prior to issuance of a grading or building permit (whichever is issued first). R'.\Projects\DDPArcaW0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 4-68 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration Less than 4.13 POPULATION AND HOUSING Potentially Significant Less than Significant with Significant No Impact Mitigation Impact Impact Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and ❑ ❑ ® ❑ businesses) or indirectly (for example, through the extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing ❑ ❑ ❑ elsewhere? c) Displace substantial numbers of people, necessitating ❑ ❑ ❑ the construction of replacement housing elsewhere? 4.13.1 EXISTING CONDITIONS The City of Arcadia had a January 2013 population of 56,866 persons and a housing stock consisting of 20,692 dwelling units (DOF 2013). The California Employment Development Department estimates the March 2014 labor force for the City of Arcadia at 28,200 persons, of which 1,400 persons (5.1 percent) are unemployed (EDD 2014). The Project site includes a restaurant building and surface parking lot; however, as the restaurant is currently vacant, there are no residents, housing units, or employees at the site. 4.13.2 IMPACT ANALYSIS Project Design Features None required. Regulatory Requirements None required. Impact Discussion a) Would the project induce substantial population growth in an area, either directly (for example, by proposing new units and businesses) or indirectly (for example, through extension of roads or other infrastructure)? Less Than Significant Impact. The Project is not anticipated to generate substantial population growth. Using an estimate of 2.86 persons per dwelling unit for residential development (DOF 2013), the 38-unit Project could generate approximately 109 residents. It is unlikely that all the Project residents would be new residents to the City as some current city residents would relocate to the Project site. However, for purposes of providing a conservative analysis, it is assumed that the Project would result in a net increase of 109 residents to the City. This additional population would represent approximately 0.19 percent of the current City of Arcadia population estimate of 56,866 persons for the year 2013, and approximately 0.17 percent of the projected population of 64,300 persons by 2035 (SCAG 2012). A population increase of approximately 0.2 percent would not be considered substantial direct population growth. R:\Projects\DDPArca\J0001\MND157 Wheeler MND_071814_Final Draft_BT.docx 4-69 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration The proposed ground-floor retail/office space would consist of 5,440 sf of office space and 10,730 sf of retail space(4,550 sf in Retail Space A and 6,180 sf in Retail Space B). Because the specific tenants are not yet identified, the exact number of employees anticipated for the project's office and retail uses at full occupancy is not known. Based on an employee generation factor for Los Angeles County from the Employment Density Study Summary Report prepared for the Southern California Association of Governments(SCAG)of 1 employee per 424 sf of retail/service land uses and 1 employee per 319 sf of low-rise office uses, a total of approximately 42 jobs may be generated by the proposed Project (SCAG 2001). This is a negligible increase in new jobs when compared to the total existing and projected jobs in the County or the City of Arcadia. Specifically, this additional employment would represent approximately 0.14 percent of the current City of Arcadia population estimate of 28,400 positions as of February 2014 (EDD 2014), and approximately 0.14 percent of the projected employment of 29,500 positions by 2035 (SCAG 2012). Also, the unemployment rate in Los Angeles County is 8.9 percent and in the City of Arcadia is 5.1 percent, or 1,400 positions as of February 2014 (EDD 2014). While some of the office-related positions may require specialized skills, it is expected that the positions generated by the Project would involve opportunities that would be found in the large and diverse Southern California demographic and would not offer an opportunity unique enough to drive relocation from outside the region. Further, the majority of new employment positions generated by the Project are expected to be filled by the local labor force in the City of Arcadia and surrounding municipalities based on the type of positions and the existing unemployment rate in the region. There would not be substantial indirect population growth as a result of the employment generated by the Project. No mitigation is required. b) Would the project displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? c) Would the project displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? No Impact. The Project would result in the development of a lot with a vacant restaurant building and surface parking lot to a mixed-use development, including accommodations for approximately 109 residents. Therefore, implementation of the Project would not displace existing housing or people and would not require the construction of replacement housing. 4.13.3 MITIGATION MEASURES Project implementation would not result in significant impacts related to population or housing; therefore, no mitigation is required. R:\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 4-70 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration Less than 4.14 PUBLIC SERVICES Potentially Significant Less than Significant with Significant No Impact Mitigation Impact Impact Would the project: a) Would the Project result in substantial adverse physical impacts associated with the provision of new or physically altered government facilities, need for new or physically altered government facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times, or other performance objectives for any of the public services: Fire protection? ❑ ❑ ® ❑ Police protection? ❑ ❑ ® ❑ Schools? ❑ ❑ ® ❑ Parks? ❑ ❑ ® ❑ Other public facilities? ❑ ❑ ® ❑ 4.14.1 EXISTING CONDITIONS Fire protection for the Project area is provided by the City of Arcadia Fire Department. As of 2014, the Arcadia Fire Department has 58 full-time employees and 1 permanent, part-time employee (not including reserve firefighters, temporary employees, and volunteers). The Arcadia Fire Station that would respond to calls in the area of the Project site is Station 105, which is located at 710 South Santa Anita Avenue. The Station 105 is staffed with 6 Fire Captains, 6 Fire Engineers, 6 Fire Paramedics, 6 Firefighters, and 7 Reserve Firefighters (Krikorian 2014). Police protection for the Project site is currently provided by the Arcadia Police Department,which is located at 250 West Huntington Drive. Additionally, the Los Angeles County Sheriffs Department serves the Arcadia area from the Temple Station located at 8838 Las Tunas Drive in Temple City. The Project site is located in the Arcadia Unified School District (AUSD). The Project would be served by Holly Avenue Elementary School, First Avenue Middle School, and Arcadia High School. The nearest AUSD school is First Avenue Middle School located at 301 South First Avenue, approximately 0.3 mile south of the Project site. The Project site is currently vacant and does not generate a demand for schools, libraries, or parks. The nearest library is the City of Arcadia Public Library located at 20 West Duarte Road, approximately 0.9 mile to the south of the Project site. The nearest park is the Arcadia Community Regional Park located at 405 S. Santa Anita Avenue, approximately 0.2 mile southwest of the Project site. R:\Projects\DDPArca\J0001\MND\57 Wheeler MND071814_Final Draft_BT.docx 4-71 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration 4.14.2 IMPACT ANALYSIS Project Design Features None required. Regulatory Requirements RR PUB-1 The Developer shall comply with all applicable codes, ordinances and regulations, including the most current edition of the California Fire Code and the City of Arcadia Municipal Code, regarding fire prevention and suppression measures; fire hydrants; fire access; water availability; and other, similar requirements. Prior to issuance of building permits, the City of Arcadia Development Services Department and the Arcadia Fire Department shall verify compliance with applicable codes and that appropriate fire safety measures are included in the Project design. All such codes and measures shall be implemented prior to occupancy. RR PUB-2 Prior to issuance of the building permit, the Developer shall pay new development fees to the Arcadia Unified School District (AUSD) pursuant to Section 65995 of the California Government Code. As an option to the payment of developer fees, the AUSD and the Developer can enter into a facility and funding agreement, if approved by both parties. Evidence that agreements have been executed shall be submitted to the Development Services Department, or fees shall be paid with each building permit. RR PUB-3 In accordance with the City's Ordinance 2237, prior to the issuance of the building permit, the Developer shall remit the most current park dwelling fee and/or other negotiated park fees to the City. All money collected as fees imposed shall be deposited in the Park Dwelling Fund and shall be used for the acquisition, development, and improvement of public parks and recreational facilities in the City, as proposed by the City's Parks and Recreation Master Plan. The Development Services Department shall confirm compliance with this requirement prior to issuance of a building permit. Impact Discussion a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: i) Fire protection? Less Than Significant Impact. As discussed above, fire protection services for the Project site would be provided by the City of Arcadia Fire Department, and Station 105 is the nearest station to the Project site. Construction of the proposed 38 residential units would result in approximately 109 new residents. The 5,440 sf of office; 4,550 sf in Retail Space A; and 6,180 sf in Retail Space B, or a total of 10,730 sf of retail on the Project site, would increase the demand for fire protection services in the City. The Project would require fire protection services, including administrative tasks associated with approval and construction of the Project (e.g., building plan check) and response to fire service calls once the Project is occupied. This increase in demand for R:\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.tlocx 4-72 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration fire protection services would not require the construction of new or alteration of existing fire protection facilities to maintain an adequate level of fire protection service to the Project area, and current levels of response times would be maintained (Krikorian 2014). Therefore, no physical impacts associated with the provision of fire protection services would occur and no mitigation is required. Compliance with fire protection design standards during Project-specific site planning and construction design processes (as described in RR PUB-1) would ensure that the Project would not inhibit the ability of fire protection or paramedic crews to respond at optimum levels. ii) Police protection? Less Than Significant Impact. Police protection services for the Project site are provided by the Arcadia Police Department, located less than 0.5 mile from the Project site. The City participates in a mutual aid program with Los Angeles County Sheriffs Department at various levels, which provides back-up support to member departments as needed. Construction of the proposed 38 residential units would result in approximately 109 new residents. The 5,440 sf of office; 4,550 sf in Retail Space A; and 6,180 sf in Retail Space B, or a total of 10,730 sf of retail on the Project site, would increase the demand for fire protection services in the City. As population and commercial activity increases, the demand for police services in the City also increases. Although the relatively small number of new residents and commercial activity is not anticipated to generate the need for new sworn officers, the Project would require police protection services, including administrative tasks associated with approval and construction of the Project (e.g., building plan check) and response to police service calls once the Project is occupied. This increase in demand for police protection services would not require the construction of new or alteration of existing police department facilities to maintain an adequate level of service to the Project area (Ortiz 2014). Therefore, no physical impacts associated with the provision of police protection services would occur and no mitigation is required. iii) Schools? Less Than Significant Impact. The Project site is within the AUSD, which offers an open enrollment policy to city residents. With the occupation of the proposed 38 residential units (approximately 109 new residents), it is estimated that the Project would generate approximately 30 elementary and junior high school (K-8) students, and approximately 8 high school (9-12) students.5 The Project would not require construction of new school facilities and would not, therefore, result in physical impacts associated with the provision of new or physically altered school facilities (Cendejas 2014). However, payment of development fees as required by State law would be required as discussed below (RR PUB-2). Senate Bill (SB) 50 (Leroy Green School Facilities Act), enacted in 1998, established a comprehensive program for funding school facilities based on 50 percent funding from the State and 50 percent funding from local districts, while limiting the obligation of developers to mitigate the impact of projects on school facilities. Except in very limited circumstances prescribed by statute, Section 65995 of the California Government Code establishes the statutory criteria for assessing construction fees for school facilities. The legislation recognizes the need for the fees to be adjusted periodically to keep pace with inflation; therefore, the State of California Department of General Services State Allocation Board increases the maximum fees according 5 Based on student generation rates ranging from 0.8 student per dwelling unit for kindergarten through 8th grades and 0.2 student per dwelling unit for 9th through 12th grades. R'\Projects\DDPArca\J00011MND157 Wheeler MND_071814_Final Draft_BT.docx 4-73 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration to the adjustment for inflation in the statewide cost index for Class B6 construction. The Arcadia School District has adopted impact fees for new residential uses pursuant to SB 50. The payment of school mitigation impact fees authorized by SB 50 is deemed to provide "full and complete mitigation of impacts"on school facilities from the development of real property(California Government Code §65995). SB 50 provides that a State or local agency may not deny or refuse to approve the planning, use, or development of real property on the basis of a developer's refusal to provide mitigation in amounts in excess of that established by SB 50. With payment of school fees, or execution of a facility and funding agreement between the developer and the school district(s) as required by RR PUB-2, potential impacts to schools would be less than significant and no mitigation is required. iv) Parks? Less Than Significant Impact. Based on the City of Arcadia's formula for Park and Recreation Fees, every single-family and multi-family dwelling unit must pay $3.73 per sf. The Project would include approximately 1,741 sf of common area interior courtyard. The open-air courtyard would be provided for recreational use by residents and would serve as a light well that allows daylight to reach interior facing units. The central portion of the courtyard would include lounge tables and seating; two barbeque grills; and a traditional seating area. Landscaping and decorative natural stone/paver floor finishes would add visual interest to the outdoor spaces. All residential units would include a private outdoor balcony or patio space that ranges in size from 50 sf to 468 sf and which would look out to the interior courtyard and/or onto Wheeler Avenue and First Avenue. The City requires that all residential units in the DMU zone have a private outdoor area of at least 100 sf. This means that 27 of the 38 residential units would not meet the minimum requirement, resulting in a total deficiency of 1,139 sf of private open space. As part of the Project approvals,the Developer will request a modification from the City's private open space requirement to apply the 1,741 sf of common open space towards meeting the 1,139 sf deficiency of private open space. The Project would also include an approximate 2,730-sf public outdoor plaza area with seating, landscaping, and a water feature separating the Project from the existing adjacent 24 Hour Fitness building located to the north. The public plaza would incorporate decorative paving and lighting features to enhance its visual interest from the street. The plaza would be accessible to the public from First Avenue, but would also have direct access from the proposed mixed-use building, via the ground floor retail space and the residential lobby. Although the plaza would be open to the public, it would be owned and maintained by the Developer. The increase in Project residents may increase the demand on public parks and recreational facilities. However, because the Project results in a relatively small number of new residents to the City's existing population and provides on-site recreational amenities for residents, the increased use of existing public park facilities would not be at a level that would result in a substantial deterioration of existing facilities or require the need for new or physically altered facilities. The Developer would be required to pay City park fees applicable at the time building permits are issued. Although the Project's impacts to City park facilities would be less than significant, 6 The Office of Public School Construction defines Class B construction as buildings constructed primarily of reinforced concrete, steel frames, concrete floors, and roofs. R:\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT docx 4-74 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration payment of required park fees would reduce any potential impacts on City parks and recreational facilities associated with the increased demand and use of the facilities (RR PUB-2). v) Other public facilities? Less than Significant Impact. Implementation of the Project would increase the demand for library services; however, the Project would not result in the need for the construction of new or expanded facilities. No physical environmental impacts would result and no mitigation is required. 4.14.3 MITIGATION MEASURES Project implementation would not result in significant impacts related to public services;therefore, no mitigation is required. R:\Projects\DDPArca\J0001\MND\57 Wheeler MND071814—Final Draft—ST.docx 4-75 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration Less than Potentially Significant Less than 4.15 RECREATION Significant with Significant No Impact Mitigation Impact Impact Would/does the project: a) Would the project increase the use of existing ® El and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or ® ❑ require the construction or expansion of recreational D facilities which might have an adverse physical effect on the environment? 4.15.1 EXISTING CONDITIONS rk There are various County and City parks and recreational facilities in the Project Tha k and recreation facilities presented in Table 4-20 are located near (i.e., within approximately mile; walking distance) the Project area (Arcadia 2010a). TABLE 4-20 NEARBY PARKS AND RECREATIONAL FACILITIES Size Facilities Name(Location) (acres) Type Forest Avenue Park 0.26 Mini Park Picnic sites 132 Forest Ave Baseball field, bleachers, batting Eisenhower Park and Dog cage,game courts and fields, Park 5.39 Neighborhood Park picnic shelter, play area,dog (Second Ave and Colorado park Newcastle Tennis courts, handball courts, Newcastle Park 2.64 Neighborhood Park sand volleyball courts, play area, (143 Colorado Blvd) picnic sites Bonita Park and Skate Park Baseball diamond, bleachers, Special Park batting cage, picnic sites, play (Second Ave and Bonita St) 3.38 SP area, skate park Civic Center Athletic Field 2.24 Special Park Open field for soccer, bleachers (240 W Huntington Dr) 20.47 acres of game courts and Arcadia High School 40.93 Joint-Use Park and Facility athletic fields, swimming pools, (180 Campus Dr) track,stadium First Avenue Middle School 3.3 acres of basketball courts 6.68 Joint-Use Park and Facility and open field (301 S First Ave) 6.72 acres of track, open field, Foothills Middle School 13.43 Joint-Use Park and Facility baseball field and basketball (171 Sycamore Ave) courts Baseball diamonds, bowling greens, play areas,community Arcadia County Park 181.70 County Park and Facility room, open field,swimming pool, (405 S Santa Anita Ave) tennis courts Santa Anita Golf Course 129.68 County Park and Facility 18-hole golf course (405 S Santa Anita Ave) Note:The Santa Anita Racetrack is not included because of the ongoing decline in use of the facility. Source:Arcadia 2010a. R-.\Projects\DDPArca\J0001\MND\57 wheeler MND_071814_Final Dra t_BT.docx 4-76 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration In addition to the parklands discussed above,the City of Arcadia has the following open space and park areas that also serve the residents of the City: the Los Angeles County Arboretum and Botanical Gardens (127 acres); the Arcadia Wilderness Park (120 acres); the Arcadia Par-3 Golf Course (2.5. acres); and the Peck Road Water Conservation Park (120 acres). The City currently has no plans to develop new park facilities in the vicinity of the Project area. The Angeles National Forest is located at the San Gabriel Mountains just north of the City. This National Forest has a natural environment, offering scenic views, with developed campgrounds, picnic areas, and opportunities for swimming, fishing, and skiing. Walking and hiking trails wind throughout the forest for use by hikers, equestrians, mountain bikers, and off-highway vehicle enthusiasts. 4.15.2 IMPACT ANALYSIS Project Design Features None required. Regulatory Requirements Refer to RR PUB-3. Impact Discussion a) Would the Project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? Less than Significant Impact. The park and recreation facilities presented are located near (i.e., within approximately one mile; walking distance)the Project larea. 4-20 Project implementation would lead to an increase in the population approximately 109 residents. These residents are expected to create demand fors parks and recreational facilities and are likely to use both existing and planned parks and recreational facilities in the City, as well as parks in the surrounding area. The City's Parks and Recreation Master Plan will continue to be implemented (for the improvement of existing parks and recreational facilities, as well as the development of new facilities to meet City needs). As stated in RR PUB-3, the Developer would be responsible for paying Park Fees for the development of new or expanded park facilities in the City. Improvement and expansion of existing parks and facilities would be made through implementation of the Parks and Recreation Master Plan, supported through payment of Park Fees by new residential development. These improvements would reduce the use and accompanying deterioration that may occur on existing park facilities due to the increase in the City's resident population. With implementation of RR PUB-3, impacts from increased use of parks and recreational facilities by implementation of the Project would be less than significant. No mitigation is required. R:\Projects\DDPArca\J0o01\MND\57 Wheeler MND071814_Final Draft_87 docx 4-77 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration b) Does the project include recreational facilities or require the construction or expansion of recreational facilities,which might have an adverse physical effect on the environment? Less than Significant Impact.As described in Section 2.2, Project Description,the Project includes an open-air courtyard area that would be available for use by residents and include"lounge"tables and seating; two barbeque grills; and a traditional seating area. The Project would also include a public outdoor plaza area with seating and landscaping. These areas would be on the Project site and the physical impacts resulting from the construction of these facilities have been addressed through the impact analysis presented throughout this Initial Study. No additional impacts would occur and no additional mitigation is required. 4.15.3 MITIGATION MEASURES Project implementation would not result in significant impacts related to recreation; therefore, no mitigation is required. R-.\Projects\DDPArca\JO001\MND\57 Wheeler MND_071814_Final Draft_BT docx 4-78 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration Less Than Potentially Significant Less than 4.16 TRANSPORTATION/TRAFFIC Significant with Significant No Impact Mitigation Impact Impact Would the project: a) Conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass ❑ transit and non-motorized travel and relevant ❑ ❑ components of the circulation system.Including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit? b) Conflict with an applicable congestion management program, including, but not limited to level of service standards and travel demand established by the El ❑ ❑ county congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns,including either an increase in traffic levels or change in location that ❑ ❑ ❑ ��� results in substantial safety risks? d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or ❑ ❑ ❑ incompatible uses(e.g., farm equipment)? e) Result in inadequate emergency access? ❑ ® ❑ ❑ f) Conflict with adopted policies, plans, or programs regarding public transit,bicycle,or pedestrian facilities, ❑ ❑ ❑ or otherwise decrease the performance or safety of such facilities? Unless otherwise noted, the information presented in this section is based on information provided in the Traffic Impact Study, Wheeler Mixed-Use Project, City of Arcadia, California (Traffic Study) prepared by Linscott, Law& Greenspan, Engineers(LLG) and dated March 6, 2014, and the Parking Demand Analysis for the Wheeler Mixed-Use Project, City of Arcadia, California (Parking Study) prepared by LLG and dated March 6, 2014. The Traffic Study and Parking Study are provided in Appendices F and G of this Initial Study, respectively. The Traffic Study was prepared in accordance with the City of Arcadia traffic study procedures and is consistent with traffic impact assessment guidelines set forth in the 2010 Congestion Management Program prepared by the Los Angeles County Metropolitan Transportation Authority (Metro). The Traffic Study also incorporates data from the Gold Line Foothill Extension FEIS/FEIR Transportation Technical Report (prepared by Parsons Brinckerhoff in 2005) for the Metro Gold Line Phase II Foothill Extension project. 4.16.1 EXISTING CONDITIONS 1-210 (Foothill Freeway) provides regional access to the Project site via the on- and off-ramps at both Santa Anita Avenue and Huntington Drive approximately 1/3 mile to the north. The project site is bound by Santa Clara Street to the north, First Avenue to the east, Wheeler Avenue to the south, and a U.S. Post Office to the west. Local access to the Project site is provided by Santa R:\Projects\DDPArcaU0001\MND\57 wheeler MND_071814_Final Draft_BT.docx 4-79 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration Anita Avenue, Huntington Avenue, Wheeler Avenue, and First Avenue. These roadways are described in the Traffic Study (Appendix F). Existing Level of Service The Traffic Study "study area" is comprised of those locations that have the greatest potential to experience traffic impacts of a result of the proposed Project, based on traffic engineering practice and consultation with City of Arcadia Development Services Department Engineering Division staff. The Traffic Study evaluates the impact of project-related traffic at the following three intersections in the site vicinity: 1. First Avenue/Santa Clara Street; 2. First Avenue/Wheeler Avenue; and 3. First Avenue/Huntington Drive. The study intersections are shown in Exhibit 4-3, Study Area Intersections, and the existing peak hour traffic volumes and intersection geometries are shown in Exhibit 4-4, Existing Traffic Volumes. Table 4-21 summarizes the existing AM and PM peak hour level of service (LOS) for the study intersections. Traffic counts were conducted at these study intersections in May 2013, which includes in-session schools. To establish existing year (i.e., 2014) baseline traffic conditions, the traffic count data was increased by one percent to reflect assumed growth. TABLE 4-21 EXISTING (2014) INTERSECTION LEVEL OF SERVICE Peak Study Intersection Period V/C LOS 1. First Ave/Santa Clara St AM 0.583 A PM 0.551 A 2. First Ave/Wheeler Ave AM 0.316 A PM 0.424 A 3. First Ave/Huntington Dr AM 0.713 C PM 0.851 D V/C:volume to capacity ratio;LOS:level of service Source:LLG 2014a. As Table 4-21 indicates, the study intersections currently operate at LOS D or better during the AM and PM peak hours. 4.16.2 IMPACT ANALYSIS Protect Design Features PDF TRA-1 A smart parking system will be installed in the existing 24 Hour Fitness parking structure and by the new entrance off of Wheeler Avenue. Smart parking refers to the use of sensing devices to determine occupancy at the space level or at the lot/structure level and displaying that information to drivers that are entering the structure. The smart parking system will help maximize use of all parking spaces in the structure and will improve general accessibility and traffic flow. R:\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 4-80 Discussion of Environmental Checklist ,w. cn c [A] N 1 40 4- Y- \ - 4t I \ I SS SANTA CLARA \\` -- ST Ck/\\ \ SITE \\ WHEELER L 4'rj - AVE" ss HUNTINGTON 414 r DR hS f s m I 0 9 1 ° Source:Linscott,Law&Greenspan Engineers,2013 AP- Study Area Intersections Exhibit 4-3 57 Wheeler Avenue Mixed-Use Project (T/ wE PS O MAS $ (Rev:4-7-2014 MMD)R:Projects lDDPNCa0001\GraphicsWND SludyArealntersections.pdf ?:14 F _ 1 J� c 485 \r t, \ G7 43J 1 i \ -4 \ 13p1—�\ N � / /)r SANTA CLARA `:.=-/ ST lc , ,. WHEELER J I_ 1 AVE� 1• _o I r e, 43 �`r Y L-72 �vN — HUNTINGTON 5 L 34 1177 DR 6 V 4902-- aY„ m WEEKDAY AM PEAK HOUR i -�i \ S,�r/i SANTA CLARA ` ` __,\377t;- " ST L- WHEELER ~40 AVER,` 42 V eei, m 11� '4Um N Q `--65 DR x� HUNTINGTON )crt 102 s 8 71 i 139 ors e s co 0 9 K m WEEKDAY PM PEAK HOUR Source:Linscott,Law&Greenspan Engineers,2014 Existing Traffic Volumes Exhibit 4-4„r,.,,,,, 57 Wheeler Avenue Mixed-Use Project N e 1 W'E PS O MAS YYYs (Rev:4-7-2014 MMD)R:\Projects\DDPArca\J001\Graphics\MND\ex_ExistTraficValurnes.pdf 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration Regulatory Requirements None required. Impact Discussion a) Would the project conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for the performance of the circulation system,taking into account all modes of transportation including mass transit and non-motorized travel and relevant components of the circulation system. Including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit? Less than Significant Impact. The following analyzes potential impacts to the study intersections. Impacts related to non-motorized travel (i.e., mass transit) are discussed below under Threshold 4.16(f). Impact Criteria and Thresholds The AM and PM peak hour operating conditions for the three study intersections were evaluated using the Intersection Capacity Utilization (ICU) method. The ICU method of analysis determines volume-to-capacity (V/C) ratios on a critical lane basis. The overall intersection V/C ratio is subsequently assigned an LOS value to describe intersection operations. Level of service varies from LOS A (free flow) to LOS F (jammed condition). The relative impact of the added Project-generated traffic volumes during the weekday AM and PM peak hours was evaluated based on analysis of existing and future operating conditions at the study intersections, both without and with the Project. The capacity analysis procedures were utilized to evaluate the existing and future V/C relationships and service level characteristics at each study intersection. The significance of the potential impacts of Project-generated traffic at each study intersection was identified using guidelines provided by the City of Arcadia. According to the City of Arcadia's method for calculating the level of impact due to traffic generated by the Project, a significant transportation impact is determined based on the following: • A significant impact occurs if traffic generated by the project causes an intersection to worsen from LOS D or better to LOS E or worse or • For an intersection operating at LOS E or LOS F conditions, the addition of project traffic increases the V/C by 0.02 or greater. The City's method requires mitigation of impacts whenever traffic generated by the proposed development exceeds the criteria above. The ICU calculations incorporate a lane capacity of 1,600 vehicles per hour(vph)for left-turn, through, and right-turn lanes and assume 2,880 vph for dual left-turn lanes. A clearance interval of 0.10 is also included in the ICU calculations. Project Trip Generation Weekday commuter AM and PM peak hour and 24-hour daily period trip-generation estimates for the Project were developed using rates published in the Institute of Transportation Engineers' (ITE's) Trip Generation, 9th Edition. Traffic volumes expected to be generated by the proposed residential component were based upon rates per dwelling unit. Traffic volumes expected to be R.\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 4-81 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration generated by the other project components were based upon rates per thousand square feet of building floor area. The trip rates for the ITE Land Use 220 (Apartments) were applied to the 38 dwelling units; trip rates per the ITE Land Use 820 (Shopping Center) were applied to the 10,730 gross square feet (gsf) of retail; and trip rates per the ITE Land Use Code 710 (General Office Building)were applied to the 5,440 gsf of office space.As discussed previously,the existing restaurant located on the project site is not currently in operation. As such, no existing or prior use trip generation credit has been applied in this analysis. Summaries of the trip generation rates and resulting vehicle trips for the Project are presented in Table 4-22. TABLE 4-22 PROJECT TRIP GENERATION Daily AM Peak Hour PM Peak Hour Description Trip Endsa In Out Total In Out Total Trip Rates ITE Code 220:Apartments(trips per du) 6.65 0.10 0.41 0.51 0.40 0.22 0.62 ITE Code 820: Shopping Center(trips per ksf) 42.94 0.61 0.39 1.00 1.83 1.90 3.73 ITE Code 710: General Office(trips per ksf) 11.03 1.37 0.19 1.56 0.25 1.24 1.49 Trip Generation Apartments(38 du) Residential Trips 252 4 15 19 I 16 8 24 Retail(10,730 gsf) Gross Retail Trips 458 6 4 10 19 21 40 Internal Capture/Pass-By Reduction(10%)b -46 -1 0 -1 -2 -2 -4 Gold Line Reduction(25%)C -104 -1 -1 -2 -4 -5 -9 Net Retail Trips 308 4 3 7 13 14 27 Office(5,440 gsf) Gross Office Trips 60 7 1 8 1 7 8 Gold Line Reduction (25%)C -16 -2 0 -2 0 -2 -2 Net Office Trips 44 5 1 6 1 5 6 Total Net Project Trip Generation 604 13 19 32 30 27 57 gsf:Gross Square Feet;ksf:1,000 Square Feet of Gross Floor Area;du:Dwelling Units Trips,or trip ends,are one-way movements,entering or leaving. b A 10%internal capture/pass-by reduction factor to reflect captive market,internal trip making between the project land uses and pass-by trips(motorists already driving past the site). A 25 percent reduction factor due to the proximity of the Project site to the Metro Gold Line (within '% mile) per City of Arcadia parking regulations. Source: LLG 2014a. As shown in Table 4-22, the Project is forecasted to generate approximately 604 net daily trips on a typical weekday, of which 32 net trips (13 inbound, 19 outbound) are expected to occur during the AM peak hour, and 57 net trips (30 inbound, 27 outbound) would be generated during the PM peak hour. Exhibit 4-5, Project Traffic Volumes, presents the AM and PM peak hour volume and distribution of the estimated traffic generation for the proposed Project. Levels of Service Analysis The Traffic Study analyzed the following scenarios: 1. Existing Conditions. 2. Existing with Project. R.\Projects\DDPArca\J0001\MND\57 wheeler MND_071814_Final Draft_BT.docx 4-82 Discussion of Environmental Checklist aln► `/ cn SANTA CLARA jC\ - -- ST ..�, WHEELER AVE 8--\ v Y HUNTINGTON '�t;�3 DR m WEEKDAY AM PEAK HOUR �F 2 \�\ 4 2 I r SANTA CLARA „, ///\ - - ST 'p. WHEELER AVE\;` 4 04, y, 11Th t7; HUNTINGTON / C L-8 DR ors � c� I m WEEKDAY PM PEAK HOUR I Source:Linscott,Law&Greenspan Engineers,2014 Project Traffic Volumes Exhibit 4-5 57 Wheeler Avenue Mixed-Use Project N w4 }e PSOMAS 7s (Rev:4-7-2014 MMD)R:\Projects\DDPNca0001\Graphics\MND\ex_ProjTrafficVolumes.pdf 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration 3. Future Pre-Project (existing plus ambient growth and related projects). 4. Future with Project. 5. Future with Project and Mitigation, if necessary. It is noted the Traffic Study determined there would be less than significant impacts to intersection LOS at all study intersections and no mitigation is required. Therefore, the final scenario (No. 5) in the list above is not applicable to the Project. Table 4-22 above presents the existing conditions scenario, and Table 4-23 on the following page summarizes the V/C ratios and LOS at the three study intersections for the applicable scenarios (i.e., Nos. 2-4) with the Project. Existing with Project In order to determine the operating conditions of the street system under existing with Project conditions, traffic to be generated by the Project was added to the existing traffic conditions. As shown in Column (2) of Table 4-23, application of the City's threshold criteria to the Existing with Project scenario indicates that the Project would result in incremental, but less than significant, increases in the V/C ratios at the three study intersections. Future Pre-Project Conditions The future (2016) Pre-Project conditions result in the addition of traffic generated by the following but without the addition of Project traffic: related projects and by the growth in traffic due to the combined effects of continuing development; by the intensification of existing developments; and from other factors (i.e., ambient growth). A description of the future traffic forecast method, including the list of related projects and their associated traffic generation, is provided in the Traffic Study (Appendix F). For the Metro Gold Line Phase II Foothill Extension project, the traffic volumes were obtained from the Gold Line Foothill Extension FEIS/FEIR Transportation Technical Report (prepared by Parsons Brinckerhoff in 2005). Relevant pages from that technical report, including the traffic analysis data worksheets for three adjacent intersections are contained in the Traffic Study (Appendix F). It should be noted that, although not required for analysis as part of the proposed Project's Traffic Impact Study, the Santa Anita Avenue/Santa Clara Street intersection data is included in Appendix F for reference purposes. The weekday PM peak hour traffic volumes for both the "2030 No Build" and "2030 Build" conditions from the Gold Line Foothill Extension FEIS/FEIR Transportation Technical Report are included in Appendix F. The resultant net volume difference between these two conditions (e.g., "2030 Build" minus "2030 No Build") appropriately reflect traffic due to the Gold Line Foothill Extension project. It should be noted that the Gold Line Foothill Extension project focused on traffic analyses during the weekday PM peak hour conditions only. Therefore, for purposes of this traffic impact study, the corresponding AM peak hour volumes were determined by reversing the directionality of the PM peak hour traffic volumes. As an example, according to the Gold Line Foothill Extension Technical Report, an increase of 104 PM peak hour vehicle trips (i.e., departing trips) due to the Gold Line project are forecasted for the eastbound through movement at the First Avenue/Santa Clara Street intersection. Absent additional detailed AM peak hour forecasts from the Gold Line Foothill Extension project, it was assumed that these 104 vehicle trips would correspond to the westbound through (arriving) traffic movement during the AM peak hour. The resultant AM and PM peak hour traffic volumes for the Gold Line Foothill Extension project, along with traffic associated with the other related development were incorporated into future conditions analysis. As shown in Column (3) of Table 4-23, all three study intersections during the AM peak hour and two of the three study intersections during the PM peak hour are expected to continue operating R-.\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT docx 4-83 Discussion of Environmental Checklist 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration at LOS C or better with the addition of future traffic (related projects plus ambient growth). However, the First Avenue/Huntington Drive intersection is expected to operate at LOS E during the weekday PM peak hour with the addition of future traffic. Future with Project In order to determine the operating conditions of the street system under the future with Project conditions, traffic expected to be generated by the Project was added to the future (2016) Pre- Project Conditions. As shown in Column (4) of Table 4-23, application of the City's threshold criteria to the Future with Project scenario indicates that the Project would result in incremental, but less than significant, increases in the V/C ratios at the 3 study intersections, ranging from a difference of 0.002 to 0.017. Therefore,when considering the traffic from related projects, ambient growth, and the Project's trip generation, there would be less than significant impacts to intersection levels of service and no mitigation is required. Exhibit 4-6, Future with Project Traffic Volumes, presents the AM and PM peak hour volume and distribution of the estimated traffic generation for the Project under this scenario. R.\Projects\DDPArca\J0001\MND157 Wheeler MND_071814_Final Draft_BT.docx 4-84 Discussion of Environmental Checklist { /\ j� kkkkkk ) �k co I 3 ° a ii iii 2G ' tz co . c 03 / 22G a) \ / �� m 000000 0 ;2 §= 666666 / }/ e . E ��&® k U. [0ME << ow $\ \ N. 0 \ \ \ k§/ @ §Ea > 000000 C \ n in \ § 5 ° CO � I $ 7c = << ow m Eta $ Eil 2 < § • g $2 \ Q 3 N. -w « o = COn # m � )� J � � { > oo00od .o ƒ} k k < �; E oo azzzzzz \ b a = 0 M 0 iri C0 . 2 f Cl) E co . R A k E\ 0 0 0 0 k\ /f Si C0 U - * zc000600 E20 « ili co f _ w W O << << 0 0 \\\ Z 9e rLU = 4- m � 0 \ $ SRnt § $ aaa000 co _ Q `4- s co fro o « « oo £\\ li 9 ��o� n � = _ rte \ 2 w �§ @2GQ2 § \ �{\ 0 » dddaoo »-> -_ \-/ eI % ,R 222222 \ { a i < 14 < _ / _ f 13 a) ; ¥ cu {/ E ) (§ k ( § o _ \ kmm« 0 ƒ ƒg E k C% < \ ■ O ¥ a & 0)« CI ® 2 C \ °-- I \ ; { I\ } @ / I / /t\ \ V 15 in > > > E t E o 2 - ODD } } ƒ ) ### \ a m co > _ , . \ \x ,2� /1 X41 \F ( J i+ --595 �`i 1 40 1 43J \ 1 178— a „ i `,J� ,, ,•\ 41Th , SANTA CLARA �\ -- - ST ... N WHEELER Jr' -1 -- AVE\'s 24— t r G' 1F 521 0 7 HUNTINGTON "it-42091 DR 566-73-N $g D G m WEEKDAY AM PEAK HOUR ‘. 1i:eess I/ (IT'rcS3 � 508— "VT I SANTA CLARA j`.�= — ST >�N -69 x; . WHEELER 1 41 AVE\ J ', ? 47 I C ,F 13— ig�� �; 1231 -, t -W- L-79 x, HUNTINGTON 51 t-iii DR e 7 111' 1544— g�+ :n g 0 9 m WEEKDAY PM PEAK HOUR 1 0 g O Source:Linscott,Law&Greenspan Engineers,2014 A""' Future with Project Traffic Volumes Exhibit 4-6 57 Wheeler Avenue Mixed-Use Project �T�• N WE ■ // PSOMAS s (Rev:4-7-2014 MMD)R:1 Projects\DDPArca00011Graphics\MND1 ex FutureProjTrafficVolumes.pdf 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration Construction-Related Traffic Project construction would generate traffic from construction worker travel; from the arrival and departure of trucks delivering construction materials to the site; and from the removal of debris generated by on-site demolition activities. Both the number of construction workers and trucks would vary throughout the construction process in order to maintain a reasonable schedule of completion. The construction of the proposed Project is anticipated to consist of three general phases: demolition, grading/excavation, and building construction, with a total construction period of between 15 and 18 months. In the Arcadia General Plan Circulation and Infrastructure Element, both Santa Anita Avenue and Huntington Drive are designated truck routes. Therefore, based on current plans, haul trucks and delivery trucks would access the project site via Santa Anita Avenue and/or Huntington Drive. Full freeway connections to and from 1-210 (i.e., eastbound and westbound ramp connections) are provided at both Santa Anita Avenue and Huntington Drive. Construction Traffic Trip Generation Peak Construction Worker Demand While construction activity on the Project site would be able to occur between the hours of 7:00 AM and 6:00 PM Monday through Friday and between 8:00AM and 5:00PM on Saturdays, the typical construction activity is anticipated to begin at 7:00 AM and end at 3:00 PM. In general, the majority of the construction workers are expected to arrive at the project site during off-peak hours (i.e., arrive prior to 7:00 AM), thereby avoiding the AM commuter peak period. The peak hour of traffic for the First Avenue intersections adjacent to the site primarily occurs between 7:30 AM and 8:30 AM during the morning commuter period. It is anticipated that construction workers would remain on site throughout the day. The number of construction worker vehicles is estimated using an average vehicle ridership (AVR) of 1.135 persons per vehicle (as provided in the SCAQMD's 1993 CEQA Air Quality Handbook). Therefore, it is estimated that approximately 106 trips (53 inbound trips and 53 outbound trips) on a daily basis would be generated by the construction workers during the peak construction phase at the site. The inbound construction worker trips would occur outside the AM commuter peak hour; however, a portion of the outbound construction worker trips may overlap with the PM commuter peak hour. It should be noted that the peak hour of traffic for the First Avenue intersections adjacent to the site primarily occurs between 5:00 PM and 6:00 PM during the afternoon commuter period. Given a construction shift ending at 3:00 PM, it is anticipated that approximately 50 percent of the construction workers would leave the site between 3:00 and 3:30 PM, approximately 25 percent between 3:30 and 4:00 PM, approximately 15 percent between 4:00 and 4:30 PM, and the remaining 10 percent would leave the site after 4:30 PM, which could potentially overlap with the PM commuter peak hour. Therefore, for purposes of this analysis, it is estimated that approximately 10 percent of the outbound construction worker trips (i.e., 5 outbound trips) may occur during the PM commuter peak hour. The construction work force would likely be generated from all parts of the Los Angeles region, and is thereby assumed to arrive from all directions. This general distribution would result in no more than a few vehicles at any one study intersection during the PM peak hour. Therefore, traffic impacts from construction worker trips would be less than significant. R\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT docx 4-86 Discussion of Environmental Checklist Questions 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration Peak Construction Truck Demand Heavy construction equipment would be located on site during demolition and grading activities and would not travel to and from the Project site on a daily basis. However, truck trips would be generated in order to import and export materials. Based on information provided by the Project Developer, up to 20 truck trips per day (10 inbound trips and 10 outbound trips) are anticipated to be generated to/from the Project site during the grading/excavation phase (Phase II). Therefore, assuming a material delivery period of 8 hours per day(beginning at 7:00 AM,with the last delivery at 3:00 PM), the 20 truck trips per day corresponds to 2 to 3 truck trips per hour. Since construction truck trips would occur along major roadways with the number of truck trips during the AM and PM peak hours being relatively limited, traffic impacts from construction truck trips would be less than significant. Also, it is anticipated that delivery trucks/construction equipment would be brought onto the Project site and be stored within the perimeter fence of the construction site, or along the parking areas adjacent to the Project site on First Avenue. Additionally, temporary lane and sidewalk closures may be required along the adjacent public streets (i.e., First Avenue, Wheeler Avenue) to accommodate truck or equipment staging. Flagpersons would be used to control traffic movement during the ingress or egress of trucks and heavy equipment from the construction site. In compliance with MM HAZ-2, prior the start of construction, a Construction Staging and Traffic Control Plan, including identification of detour requirements, must be prepared in cooperation with the City of Arcadia and any other affected jurisdictions in accordance with the Manual on Uniform Traffic Control Devices (MUTCD). Construction activities must comply with the approved plan to the satisfaction of the City of Arcadia Peak Construction Traffic Generation Taken together, the total construction worker vehicles (53 inbound, 53 outbound) and material delivery trucks (4 inbound, 4 outbound) are forecasted to generate 114 vehicle trips per day (57 inbound, 57 outbound) during the peak construction phase at the site (Phase III: Building Construction). Also, as discussed above, based on the arrival and departure volumes and distribution of construction worker trips, only a portion of the outbound construction worker trips may overlap with the PM commuter peak hour. Specifically, it is estimated that approximately ten percent of the outbound construction worker trips (i.e., five outbound trips) may occur during the PM commuter peak hour. The construction work force would likely be generated from all parts of the Los Angeles region, and is thereby assumed to arrive from all directions. This general distribution would result in no more than a few vehicles at any one study intersection during the PM peak hour. In summary, the total daily trips, without consideration of AM and PM peak hours, generated to and from the site during the peak construction phase are less than 20 percent of the 604 daily trips that are expected to be generated by the site with occupancy of the proposed Project. As the proposed Project would not result in significant impacts to intersection levels of service during the AM or PM peak hours, the much smaller volume of construction trips would not result in significant impacts. Therefore, the traffic impacts associated with construction activities are determined to be less than significant and no mitigation is required. However, in order to minimize Project-related construction traffic impacts, the Project would incorporate MM HAZ-2, which requires preparation of a Construction Staging and Traffic Control Plan that specifies construction practices to minimize construction-related traffic levels. R:\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 4-87 Discussion of Environmental Checklist Questions 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration Parking As shown in the Transportation and Traffic checklist table above, there is no threshold related to parking impacts in Appendix G of the State CEQA Guidelines. However, to ensure that operation of the proposed Project would not result in adverse parking effects, a Parking Study (provided in Appendix G) was prepared to determine the adequacy of the planned parking supply to meet the anticipated peak parking demand for both the Project and the adjacent 24 Hour Fitness Facility. Estimated Parking Demand The 24 Hour Fitness is currently served by a 3-story, 234-space parking structure. The proposed Project would include a total of 74 spaces, including 14 surface parking and 60 below grade spaces that would be reserved for residents and tenants of the Project. Therefore, a total of 308 parking spaces would serve the combined demand of the proposed Project and 24 Hour Fitness. Based on direct application of the parking rates provided in Section 9269.5 of the City's Municipal Code, full occupancy of the Project would require a total of 336 on-site parking spaces, a shortfall of 28 spaces compared to the proposed parking supply of 308 spaces, without consideration of shared parking. The City of Arcadia Municipal Code (§9264.3.4) contains provisions for the shared use of parking spaces, dependent upon the land uses and nature of offset parking demands. Accordingly, the Parking Study included review of other published parking ratios, and parking accumulation surveys were conducted. In addition to application of the City's Municipal Code, peak parking demand estimates for the Project were developed using ratios published in the ITE Parking Generation Manual, 9th Edition for health/fitness center, apartment, retail, and office land uses. Application of the respective demand ratios to the Project at full occupancy results in a site-wide peak demand of 291 parking spaces, or 17 fewer spaces than the proposed parking supply. Parking Accumulation Surveys Parking accumulation surveys were conducted at the 24 Hour Fitness on a Monday, Tuesday, and Wednesday (i.e., the three highest days of facility usage) between 4:00 PM and 8:30 PM. The parking accumulation surveys included the existing parking structure and the surface parking lot on site, as well as on-street parking along First Avenue. Based on the parking accumulation surveys, the 24 Hour Fitness experiences its highest average weekday demand for parking between 6:00 PM and 8:00 PM with 240 parking spaces utilized. It is recognized that the observed peak parking demand of 240 spaces is greater than the CUP requirement of 202 spaces for the 24 Hour Fitness facility. This is likely due to the popularity of this health club when compared to other average facilities. Furthermore, it is important to note that the parking accumulation surveys can be considered conservative as they were conducted prior to the opening of another health club/fitness center in the area (i.e., the Gold's Gym located in the Westfield Santa Anita Mall). It is reasonable to assume that some of the 24 Hour Fitness members may choose to join the newer facility. Therefore, current parking demand at the existing 24 Hour Fitness facility may be lower than the parking accumulation surveys. Shared Parking Demand Analysis The concept of shared parking accounts for the changes in parking demand over time for different types of land uses within a project. Furthermore, accumulated experience in parking demand characteristics indicates that a mixing of land uses (i.e., residential, retail, office, and health clubs) R.\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Drafl_BT.docx 4-88 Discussion of Environmental Checklist Questions 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration results in an overall parking need that is less than the sum of the individual peak requirements for each land use. Due to the proposed mixed-use characteristics of the site, opportunities to share parking can be expected. Since the total parking provided for the Project does not satisfy the number of parking spaces that would be required with direct application (i.e., no shared parking) of the Municipal Code, a shared parking demand analysis was prepared. The shared parking demand analysis determined the peak weekday shared parking demand for the Project at full occupancy would occur at 6:00 PM when 345 spaces are needed, resulting in an on-site deficit of up to 37 spaces during the peak weekday conditions. The peak weekend shared parking demand for the Project at full occupancy is would occur at 5:00 PM when 296 spaces are needed, resulting in a surplus of at least 12 spaces during the peak weekend conditions. During other time periods of the weekend day, a greater parking surplus (i.e., more than 12 spaces) is expected for the Project. Based on these results, a review was conducted for the Parking Study to determine whether public parking opportunities may be available in the immediate Project vicinity to accommodate the forecasted project parking deficit during the weekday 5:00 PM to 8:00 PM time period (i.e., up to 37 spaces at 6:00 PM). Based on a review of the detailed parking accumulation data collected as part of the approved Downtown Arcadia Parking Study, approximately 176 unoccupied public parking spaces are available in Parking District 2 (located immediately to the southwest of the Wheeler Mixed-Use Project site) during the weekday 5:00 PM to 8:00 PM time period. Therefore, the Parking Study concludes that ample off-street public parking spaces are available during the weekday conditions to accommodate the maximum parking deficit of up to 37 spaces expected to result with full occupancy of the Project during the 5:00 PM to 8:00 PM time period. Therefore, there would be a less than significant impact related to parking and no mitigation is required. However, as part of the Project, a smart parking system would be installed in the existing 24 Hour Fitness parking structure and by the new entrance off of Wheeler Avenue, as detailed in PDF TRA-1. Smart parking refers to the use of sensing devices to determine occupancy at the space level or at the lot/structure level and displaying that information to drivers that are entering the structure. The smart parking system would help maximize utilization of all parking spaces within the structure and would improve general accessibility and traffic flow. b) Would the project conflict with an applicable congestion management program, including, but not limited to, level of service standards and travel demand measures, or other standards established by the county congestion management agency for designated roads or highways? No Impact. In accordance with the procedures outlined in the 2010 Los Angeles County Congestion Management Program (CMP), the Traffic Study included a review to determine if a formal Traffic Impact Assessment (TIA) would be required to determine the potential impacts on designated monitoring locations on the CMP highway system. As discussed below, there would be no impacts related to the CMP and no mitigation is required. Intersections There are no designated CMP intersection monitoring locations in the City of Arcadia. The nearest CMP intersection monitoring location is the Rosemead Boulevard/Huntington Drive intersection, located approximately 2.5 miles west of the project site in an unincorporated area of Los Angeles County. The CMP TIA guidelines require that intersection monitoring locations must be examined if the proposed project will add 50 or more trips during either the weekday AM or PM peak hours. The proposed Project would not add 50 or more trips during the AM or PM peak hours at any CMP monitoring intersection. Therefore, no further review of potential impacts to intersection monitoring locations that are part of the CMP highway system is required. R:\Proiecls\DDPArca\J00011MND\57 Wheeler MND_071814_Final Drafl_OT.docx 4-89 Discussion of Environmental Checklist Questions 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration Freeways The following CMP freeway monitoring location closest to the Project site has been identified: • CMP Station No. 1061 (1-210 Freeway at Rosemead Boulevard) The CMP TIA guidelines require that freeway monitoring locations must be examined if the proposed project will add 150 or more trips (in either direction) during either the weekday AM or PM peak hours. The proposed Project would not add 150 or more trips (in either direction) during either the weekday AM or PM peak hours to the CMP freeway monitoring location. Therefore, no further review of potential impacts to freeway monitoring locations that are part of the CMP highway system is required. c) Would the project result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that result in substantial safety risks? No Impact. There would be no change in air traffic patterns, and the Project would not increase the amount or location of air traffic. There would be no impact and no mitigation is required. d) Would the project substantially increase hazards due to a design feature(e.g.,sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? No Impact. Vehicular access to the Project site is currently provided via a driveway on Wheeler Avenue and via a driveway on Santa Clara Avenue that connects to the Project site through the 24 Hour Fitness parking structure. This driveway also provides a vehicular connection via the three-story parking structure serving the 24 Hour Fitness facility located adjacent to the east. As shown in Exhibit 2-3, primary vehicular access to the Project would be provided via a new driveway on Wheeler Avenue. The new driveway would provide access to both the surface and underground parking areas. The new driveway would be approximately 25 feet in width and would accommodate both left-turn and right-turn ingress and egress turning movements to and from Wheeler Avenue. In addition, this driveway would be located near the westerly property boundary such that an improved, direct(i.e., not jogged) connection to the existing 24 Hour Fitness parking structure would be provided. The proposed Wheeler Avenue project driveway would be constructed to City of Arcadia standards. Regarding circulation within the underground parking garage, to ensure that the "dead end" area in the structure can accommodate vehicle maneuvering as designed, the Traffic Study included an analysis of maneuvering using the AutoTURN software package. For both the inbound and outbound maneuvers, a motorist in a standard passenger vehicle would be able to maneuver into the most constrained parking stall adjacent to the dead end area in a single head-in maneuver. A motorist of a large-sized vehicle may need to conduct a three-point maneuver upon exiting this stall. It is noted that the parking garage would be gate-controlled and reserved for resident and tenant parking. Based on the intended usage of the below-grade parking area (i.e., reserved for residents/tenants only) and the AutoTURN analysis, the Traffic Study concludes that vehicle maneuvering issues within the parking garage are not expected. The Project's circulation system, including parking areas, would be designed to meet the standards of the City and would not result in uses or design features that would create traffic hazards. The Project would not interfere with access, circulation, or activities at the surrounding land uses. In fact, with Project implementation, improved access from Wheeler Street to the existing 24 Hour Fitness parking garage would be provided. Therefore, no impacts would result and no mitigation is required. R.\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 4-90 Discussion of Environmental Checklist Questions 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration e) Would the project result in inadequate emergency access? Less than Significant With Mitigation. As discussed under Threshold 4.8(g) in Section 4.8, Hazards and Hazardous Materials, construction activities on the Project site have the potential to disrupt traffic and emergency access through temporary lane closures or traffic diversions. As required by MM HAZ-2, a Construction Staging and Traffic Control Plan shall be prepared in compliance with the MUTCD. Compliance with MM HAZ-2 would ensure that potential short-term impacts to emergency response plans or evacuation routes would be less than significant. Once construction activities that could impact surrounding roadways are completed, the roads would be returned to the previous condition and there would be no impacts. As required by MM HAZ-3, the Developer will be responsible for repairing any damage to City roadways that may occur during construction or through transport of heavy trucks or equipment related to construction. The long-term operation of the Project involves residential, retail, and parking land uses that would not result in a significant impact to existing roadways and would neither interfere with nor impact the implementation of the City's Emergency Management Plan. Additionally, emergency access to the site and surrounding areas would be maintained in compliance with applicable City requirements during and after construction. f) Would the project conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities? Less than Significant Impact. Public bus transit service in the project vicinity is currently provided by Metro, Foothill Transit, and Arcadia Transit. Metro Route 78/79 provides bus transit service along Huntington Drive and First Avenue with two to three buses running in each direction during the morning and afternoon peak hours. Foothill Transit Route 187 provides bus transit service along Huntington Drive with three buses running in each direction during the morning and afternoon peak hours. Arcadia Transit is a demand-response service open to the general public that provides curb-to-curb transportation to and from any destination within the Arcadia city boundaries, based on space availability. In accordance with the procedures outlined in the 2010 Los Angeles County CMP, the Traffic Study included a review of the CMP transit service. The Project trip generation, as shown in Table 4-23 above, was adjusted by values set forth in the CMP (i.e., person trips equal 1.4 times vehicle trips, and transit trips equal 3.5 percent of the total person trips) to estimate transit trip generation. Pursuant to the CMP guidelines, the Project is forecasted to generate demand for additional transit trips, calculated as follows: • Weekday AM Peak Hour = 32 x 1.4 x 0.035 = 2 Transit Trips • Weekday PM Peak Hour = 57 x 1.4 x 0.035 = 3 Transit Trips • Daily Trips (24-hour Period) = 604 x 1.4 x 0.035 = 30 Transit Trips Metro and Foothill Transit bus routes are provided adjacent to or near the project site. These transit lines provide service for an average (i.e., an average of the directional number of buses during the peak hours) of approximately 12 buses serving the project area during the AM peak hour and approximately 11 buses serving the project area during the PM peak hour. Therefore, based on the above calculated AM and PM peak hour transit trips, this would correspond to an average of less than one new transit rider per bus due to the proposed Project. It is anticipated that the existing bus transit service in the Project area will adequately accommodate the Project- generated bus transit trips. This conclusion does not assume that any of the additional bus transit trips would utilize the on-demand Arcadia Transit service, thereby providing a conservative R'\Protects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 4-91 Discussion of Environmental Checklist Questions 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration analysis. Thus, given the low number of generated transit trips per Metro or Foothill Transit bus, there would be no impacts on existing or future bus transit services in the Project area and no mitigation is required. Importantly, the goal of the Project is to help transform a portion of the City's downtown into a dynamic, transit-oriented community by providing complementary service and retail commercial businesses, professional offices, and residential uses as an integral component of the planned Gold Line station. The transit-oriented nature of the Project supports alternative transportation and is intended to benefit from (and contribute to) the success of the Gold Line. In addition, the Project would be designed to meet or exceed the construction standards for LEED Silver Certification as established by the LEED Rating System and the USGBC. As part of the LEED certification, the Project would include features to promote and encourage alternative or "green" modes of travel, such as bicycles or hybrid vehicles. 4.16.3 MITIGATION MEASURES Project implementation would not result in significant impacts related to transportation and traffic; therefore, no mitigation is required. R:\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT docx 4-92 Discussion of Environmental Checklist Questions 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration Potential) Less Than Less Than 4.17 UTILITIES AND SERVICE SYSTEMS Significant Si f cant Significant ImpNo act Impact Mitigation Impact Would the project: a) Exceed wastewater treatment requirements of either the Los Angeles or Lahontan Regional Water Quality ❑ ❑ ❑ Control Boards? b) Create water or wastewater system capacity problems, or result in the construction of new water or wastewater treatment facilities or expansion of ❑ ❑ ® ❑ existing facilities, the construction of which could cause significant environmental effects? c) Create drainage system capacity problems, or result in the construction of new storm water drainage facilities or expansion of existing facilities, the ❑ ❑ ❑ construction of which could cause significant environmental effects? d) Have sufficient reliable water supplies available to serve the project demands from existing entitlements ❑ ❑ ® ❑ and resources, considering existing and projected water demands from other land uses? e) Create energy utility(electricity, natural gas, propane) system capacity problems,or result in the construction of new energy facilities or expansion of existing ❑ ❑ ® ❑ facilities, the construction of which could cause significant environmental effects? f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste ❑ ❑ ® ❑ disposal needs? g) Comply with federal, state, and local statutes and ❑ ❑ ❑ regulations related to solid waste? 4.17.1 ENVIRONMENTAL SETTING The potable water and sewer services for the Project site are provided by the City of Arcadia Public Works Services Department. Water pipeline infrastructure and sewer infrastructure is available from an eight-inch water line and an eight-inch sewer line located in Wheeler Avenue. The sewer line connects into the County Sanitation Districts of Los Angeles County (LACSD) main sewer connection within First Avenue. The LACSD is comprised of 23 independent special districts to provide sanitation services, including wastewater and solid waste management, to 78 cities in Los Angeles County. The Districts' wastewater management system consists of approximately 1,410 miles of main trunk sewers, 49 pumping plants, and 11 wastewater treatment plants. The Districts currently convey and treat approximately 430 million gallons per day (mgd) of wastewater, which is roughly 1/2 of the total wastewater generated in the County. Approximately 160 mgd of the treated wastewater is available for reuse, after receiving a high level of treatment. Wastewater is treated through a regional interconnected sewerage system called the Joint Outfall System (JOS), which includes the main Joint Water Pollution Control Plan in Carson and six satellite water reclamation plants. R'.\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 4-93 Discussion of Environmental Checklist Questions 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration The City's water supply sources include groundwater production from Main Basin and the Raymond Basin and direct delivery of treated imported water from the Metropolitan Water District (MWD). The City currently owns and operates 7 active groundwater wells within the Main Basin (18,300 gpm capacity) and 7 active groundwater wells within the Raymond Basin (4,760 gpm capacity). Additionally, the City has the ability to receive 20 cubic feet per second (cfs, which is approximately 14,500 acre-feet per year [afy]) of MWD water. The City of Arcadia contracts with Waste Management Inc., which operates the El Sobrante Landfill located in the City of Corona in Riverside County. This facility accepts solid waste, household refuse, furniture, appliances, and electronic wastes, but does not accept hazardous wastes. Waste generated in the City of Arcadia would be disposed in this landfill. In calendar year 2011, approximately 2.2 million tons of waste was disposed at the landfill, and 2012 projections were for 1.9 million tons of waste for disposal (12.7 reduction). Landfill capacity is monitored on an annual basis and as of the end of 2011, remaining capacity was estimated to be approximately 159 million cubic yards, resulting in approximately 50.6 years of capacity remaining at 2011 tonnage projections (USA Waste 2012). 4.17.2 IMPACT ANALYSIS Regulatory Requirements RR UTL-1 The Developer shall comply with all applicable regulations and restrictions set forth in the City's Municipal Code, including Section 7472 regarding restrictions on discharges into the sewer and Section 5130 regarding achievement of annual diversion rates in compliance with Assembly Bill 939. Impact Discussion a) Would the project exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? No Impact. Wastewater originating from the Project site would ultimately be treated by facilities owned and operated by the LACSD. The wastewater treatment requirements issued by the Los Angeles RWQCB for the treatment plant were developed to ensure that adequate levels of treatment would be provided for the wastewater flows emanating from all land uses in its service area. The Project land uses would not include industrial, manufacturing, or other land uses that could generate hazardous materials that could affect the LACSD's ability to treat wastewater. The Project must comply with the City's Municipal Code, specifically Section 7472, which prohibits the introduction of pollutants into the public sewer system that could cause a chemical reaction; clog, obstruct, or fill the sewer; or cause an increase in the cost of treatment of the sewage (RR UTIL-1). Furthermore,the Joint Water Pollution Control Plant in Carson provides both primary and secondary treatment for sewer, thereby providing high-quality water treatment services. Therefore, the residential and commercial wastewater from the Project site would not cause the treatment plant to exceed established treatment requirements. No impacts are anticipated and no mitigation is required. b) Would the project require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? R'.\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 4-94 Discussion of Environmental Checklist Questions 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration e) Would the project result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? Less Than Significant Impacts. The City of Arcadia provides water and wastewater service to the Project site; LACSD provides wastewater treatment; and Southern California Edison (SCE) provides electrical service. Water Facilities The City of Arcadia Public Works Services Department is responsible for producing, storing, and distributing potable water to the City and for maintaining the City's water system infrastructure. The Project would require connection to the existing eight-inch pipeline located in Wheeler Avenue, including a service lateral, meter, and backflow device for potable water needs, irrigation service, and fire water service, which would connect to existing on-site mainlines and fire hydrant. The Project includes 38 residential units and a total of 5,440 sf of office and 10,730 sf of retail space. Table 4-24 provides an estimation of the proposed domestic water demand for the Project site. TABLE 4-24 TOTAL DOMESTIC WATER DEMAND • Daily Annual Number of Maximum Total Indoor Per Demand Demand Water Demand Units Occupancy Occupancy Capita Use (gallons) (gallons) 1BR/1BA 27 3 81 62 gpd 5,022 1,833,030 2BR/2BA 11 5 55 62 gpd 3,410 1,244,650 Residential Subtotal 38 136 8,432 3,077,680 Retail 10,730 sf 6 400 gal/toilet 2,400 876,000 Office 5,440 sf 1 emp/100 sf 55 20 gal/emp. 1,100 401,500 Estimated Total 11,932 4,355,180 BR:bedroom;BA:bathroom;gpd:gallons per day;sf:square feet Source:DWR 2013;Avid Water Systems 2014. According to the estimated domestic water demand as shown in Table 4-24, the average daily water demand would be 11,932 gallons per day (gpd, approximately 4.4 million gallons annually). For the purpose of sizing the appropriate infrastructure, the Project's calculated demand for water supply from the anticipated 761 residential fixture units(e.g., sinks, showers,toilets, dish washers) is 175 gallons per minute (gpm). The Project's calculated demand for water supply from the anticipated 51 commercial fixture units (e.g., sinks, toilets) is 52 gpm. In total, 185 gpm demand can be accommodated within a 4-inch pipeline. Fire water requirements (e.g., fire suppression) for the commercial and residential uses will require a minimum 6-inch pipeline to deliver the required 352 gpm (TTG 2013). The City of Arcadia has confirmed that these demands can be accommodated with the existing potable water infrastructure, and no new pipelines or capacity expansions are required (Herman 2014). R.\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 4-95 Discussion of Environmental Checklist Questions 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration Sanitary Sewer Facilities Sewer infrastructure serving the Project site includes the City owned and operated existing 8-inch sewer line located within the right-of-way of Wheeler Avenue. Based on the information estimated in Table 4-24, sewage generation would be approximately 11,932 gpd (approximately 4.4 million gallons annually). The City of Arcadia has confirmed that sewage generated by the Project can be accommodated with the existing sewage pipeline infrastructure, and no new pipelines or capacity expansions are required (Herman 2014). Los Angeles County Sanitation Districts Sewer System The Joint Water Pollution Control Plant in Carson, which is the primary treatment facility in the LACSD JOS, provides both primary and secondary treatment for approximately 280 mgd, and has a total permitted capacity of 400 mgd (Districts 2014). Therefore, the estimated 11,932 gpd of residential and commercial wastewater generated from the Project site, which would constitute approximately 0.003% of the total permitted capacity, would not result in an exceedance of the LACSD treatment capacity. Additionally, the design capacities of the LACSD's wastewater treatment facilities are based on SCAG's adopted regional growth forecasts. Since the Project is in compliance with the zoning and General Plan land use designation for the Project site, the full development of the property was anticipated within SCAG's growth projections and subsequently, the LACSD's infrastructure plans for wastewater facilities. No impacts are anticipated and no mitigation is required. During the final design process, the Developer will coordinate with the LACSD to confirm trunk line adequacy. If it is determined that additional capacity is necessary, MM UTIL-1 requires the Developer to pay any fair share contributions to LACSD for any trunk line improvements required to serve the Project. Dry Utilities Electrical service to the Project would be provided by SCE. It is anticipated that the electrical service demand for the Project can be met with existing capacity and facilities, and that no mitigation is required. During the final design process, the Developer will coordinate with SCE to confirm electrical service adequacy. If it is determined that additional capacity is necessary, MM UTIL-2 requires the Developer to pay any fair share contributions to SCE for any electrical service improvements required to serve the Project. c) Would the project require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? No Impact. As identified under the analysis of Thresholds 4.9(d) and 4.9(e) in Section 4.9, Hydrology and Water Quality, storm water runoff from the Project site would discharge to the storm drain facilities, as in the existing condition, and at approximately the same rate. The existing site is almost entirely paved and impervious and would remain impervious in the post-Project condition. Because there would be no increase in runoff from the Project, the capacity in the existing storm drain system would not be exceeded and no infrastructure improvements would be required beyond installation of storm drains associated with new development. The Project's off-site improvements would include a curb extension at the corner of Wheeler Avenue and First Avenue. The purpose of the curb extension would be to accommodate additional street parking along First Avenue, as well as to encourage pedestrian activity at the crosswalk. No utilities or street infrastructure (e.g., storm water drains, lighting, traffic signals) would need to be relocated as a result of the curb extension. Therefore, no impact would occur. R1Prgects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 4-96 Discussion of Environmental Checklist Questions 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration d) Would the project have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? Less than Significant Impact.As shown in Table 4-24, the estimated potable water demand for the Project is anticipated to be approximately 11,932 gallons per day (gpd, approximately 4.4 million gallons annually). Water supplies would be provided by the City of Arcadia subject to the requirements set forth in the City's 2010 Urban Water Management Plan (UWMP). As set forth in the UWMP, the Baseline Daily Per Capita Water Use for the City was determined to be 294 gallons per capita per day (gpcd), based on the highest value calculated for a continuous 10-year period (first baseline period) between 1995-1996 and 2009-2010. Assuming the City's Urban Water Use Target is 80 percent of the Baseline Daily Per Capita Water Use, a total of 236 gpcd was estimated (Arcadia 2011). The Project's anticipated water use is well below this goal, due in large part to the mixed-use nature of the Project, which eliminates the water-intensive landscaping requirements for single-family homes. Since the Project is in compliance with the zoning and General Plan land use designation for the Project site, the full development of the property was anticipated within the City's UWMP growth projections. No significant impacts would occur and no mitigation is required. f) Would the project be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? Less than Significant Impact. The Project involves demolition of the existing paved surfaces on the Project site, which would generate debris that will need to be removed from the site. In order to comply with the State of California Waste Management Act (AB 939), the City of Arcadia has implemented a recycling program. In accordance with the City's Municipal Code (§5130.1, Commercial/Industrial Waste Hauler Requirements), the Developer is required to divert 50 percent of demolition debris generated at the Project site from landfills by recycling, reuse, and diversion programs. Even without recycling efforts, the solid waste generated from the demolition Project could be accommodated within the permitted capacity of the El Sobrante Landfill. No significant impacts would occur and no mitigation is required. Project implementation would result in the development of 38 multi-family residential units, 5,440 sf of office and 10,730 sf of retail space. Based on a solid waste generation rate of 4.38 pounds per person per day, assuming a maximum occupancy of 136, the Project would generate approximately 596 pounds of trash per day for the residential units (USEPA 2014). Based on 5 pounds per 1,000 sf per day for commercial solid waste generation, the Project would be expected to generate approximately 84 pounds of solid waste per day. The City of Arcadia is serviced by Waste Management, Inc., which takes trash from Southern California to the El Sobrante Landfill in the City of Corona in Riverside County. The Project's estimated increase in solid waste disposal could be accommodated within the permitted capacity of the El Sobrante Landfill, which has disposal capacity available for over 50 years. No significant impacts would occur and no mitigation is required. g) Would the project comply with federal, state, and local statutes and regulations related to solid waste? No Impact. The City of Arcadia's Municipal Code (§5130) sets forth requirements for achieving annual diversion rates in compliance with AB 939 for all commercial waste as defined in the City's Source Reduction and Recycling Element, including varieties of paper, plastic, glass, wood, yard and greenwaste, and construction/demolition debris. These diversions must be reported to the City by the recycling company or waste hauler, and each permitted commercial hauler servicing must provide a recycling container for the customer's separated recyclables at no additional R\Projects\DDPArca\J0001\MND\57 Wheeler MND 071814_Final Draft_BT.docx 4-97 — Discussion of Environmental Checklist Questions 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration charge upon request of the commercial customer. Compliance with the City's Municipal Code (RR UTL-1) will ensure that the Project has no impact on the ability to satisfy all applicable regulations related to solid waste. 4.17.3 MITIGATION MEASURES Project implementation would not result in significant impacts related to utilities or service systems. However, the following mitigation measures are incorporated to ensure that impacts remain less than significant: MM UTIL-1 Prior to issuance of an occupancy permit, the Developer shall make a fair share contribution to the Sanitation Districts of Los Angeles County (LACSD) for any trunk line improvements required to serve the Project. This measure shall be implemented to the satisfaction of the City Public Works Services Department in consultation with the LACSD, as appropriate. MM UTIL-2 Prior to issuance of an occupancy permit, the Developer shall make a fair share contribution to fund Project-related portions of any improvements needed to provide adequate electrical service to the Project. This measure shall be implemented to the satisfaction of the City Public Works Services Department in consultation with Southern California Edison. R-.\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 4-98 Discussion of Environmental Checklist Questions 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration 4.18 MANDATORY FINDINGS OF Potentially Less Than Less Than SIGNIFICANCE Significant Significant Significant No Impact With Impact Impact Mitigation p Does the project: a. Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, ❑ substantially reduce the number or restrict the range of ❑ a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b. Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection ❑ ❑ with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? c. Does the project have environmental effects which would cause substantial adverse effects on human ❑ ❑ ® ❑ beings, either directly or indirectly? a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? Less Than Significant with Mitigation.As discussed in Section 4.4, Biological Resources, there are no sensitive biological resources, habitat, or species located on the Project site that would be affected by Project implementation. Migratory bird impacts would be mitigated with MM BIO-1. As discussed in Section 4.5, Cultural Resources, potential impacts to unknown cultural resources from implementation of the proposed Project would be less than significant levels with compliance with RR CUL-1, RR CUL-2 and with implementation of MM CUL-1. Therefore, with the incorporation of mitigation, the Project does not have the potential to eliminate important examples of the major periods of California history or prehistory. b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? Less Than Significant with Mitigation. To determine whether cumulatively considerable impacts could occur, a list of related projects was compiled based on information on file at the City of Arcadia Development Services Department Planning Division and the City of Monrovia Department of Community Development Planning Division. The list of related projects in the Project area is presented in Table 4-25. The location of the related projects is shown in R.\Projects\DDPArca\J00011MND\57 Wheeler MND071814_Final Draft_BT.docx 4-99 Discussion of Environmental Checklist Questions 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration Exhibit 4-7, Related Projects. A total of 20 projects are proposed; are under construction; or have been recently completed in the vicinity of the Project. TABLE 4-25 RELATED PROJECTS Anticipated Construction No. Project Status Project Name/Location Land Use Size Schedule* City of Arcadia Al Completed 168 West Las Tunas Dr Retail 9,148 glsf Under Gold Line Foothill Extension Arcadia Station- Complete in A2 -Phase 2A 300 spaces late 2014 Construction Parking Garage 200 N First Ave _ -- A3 Completed 650 W Huntington Dr Condominium 34 du A4 Completed 743-753 W Huntington Dr Condominium 10 du A5 Completed 713 S Old Ranch Rd Condominium 135 du Medical Office Building 36,436 gsf Complete in A6 Under 125 W Huntington Dr General Office 23,219 gsf December Construction 161 Colorado PI Restaurant 4,600 gsf 2015 A7 Under 289 W Huntington Dr Medical Office Building 72,000 gsf Construction 101-111, 121-159 N Santa Rusnak/Arcadia Start in Fall A8 Proposed Anita Ave, 21 Morlan PI, Expansion 1.95 acres 2014 55 W Huntington Dr A9 Completed 948-950 Arcadia Ave Condominium 18 du A10 Completed 919,921 &923 Fairview Ave Condominium 12 du All Completed 736-738 Camino Real Ave Condominium 18 du Seabiscuit Pacifica Specific Santa Anita Inn 212 rooms Spring/Summer Al2 Proposed Plan Redevelopment (109)rooms 2015 130 West Huntington Dr (Less Existing Hotel) A13 Proposed 205 North Santa Anita Ave Medical Office Building 16,000 gsf Unknown City of Monrovia Phases 1, 2 and 3 of the Assisted Living 120 beds Santa Teresita Master Plan Skilled Nursing Facility 120 beds M1 Proposed Southeast corner Royal Town Center 7,200 gsf Oaks&Sierra Terrace M2 Proposed 935 East Huntington Dr Automated Car Wash 3,600 gsf M3 Proposed 138 E Olive Ave Apartment _ 18 du Huntington Oaks Shopping M4 Proposed Center Fast Food Restaurants 10,000 gsf 600 West Huntington Dr Under 600 spaces M5 1600 S California Ave Construction Yard/Parking Structure M6 Built and Jack in the Box Fast Food Restaurant 2,588 gsf Occupied 248 W Huntington Dr East of Fifth Ave, south of Apartment 154 du M7 Approved Huntington Dr Retail 1,341 gsf du:dwelling units;glsf:gross leasable square footage;gsf:gross square footage. Only those proposed projects that are located within the local vicinity of the Project site are listed. Source:LLG 2014a. RAProjec\s\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 4-100 Discussion of Environmental Checklist Questions 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration As discussed in Section 4.1,Aesthetics, no mitigation is required for either short-term or long-term impacts to aesthetics due to Project implementation, and there would be less than significant impacts. As discussed, the Project site lacks scenic resources. The Project site is located in the City's Downtown area and is immediately surrounded by existing urban development, including commercial retail, office, and associated parking. With implementation of the Project, the views of the Project site from off-site locations would be altered, but compatible with the height/massing of adjacent buildings and character of the neighborhood. Other related projects in the Downtown area would be required to comply with the land use and development standards of the DMU zone. Therefore, the Project would not result in cumulatively considerable impacts to aesthetics. As discussed in Section 4.2, Agriculture and Forestry Resources, no mitigation was required for either short-term or long-term impacts due to Project implementation. The Project site is located in an urbanized area and would not convert farmland to non-agricultural use. Therefore, the Project would not result in cumulatively considerable impacts to agriculture and farming. As discussed in Section 4.3,Air Quality, no mitigation is required for either short-term or long-term impacts due to Project implementation. The SCAQMD's approach for assessing cumulative impacts is based on the AQMP forecasts of attainment of ambient air quality standards in accordance with the requirements of the Federal and State Clean Air Acts. As discussed earlier in Threshold 4.3(a), the Project would be consistent with the AQMP, which is intended to bring the SoCAB into attainment for all criteria pollutants.' In addition, the mass regional emissions calculated for the Project (Table 4-4) would be lower than the applicable SCAQMD daily significance thresholds that are designed to assist the region in attaining the applicable State and national ambient air quality standards. With regard to cumulative local impacts due to concurrent construction activities of related projects, regional emissions during construction would not violate any air quality standard or contribute substantially to an existing or projected air quality violation. Emissions would be less than the SCAQMD CEQA significance thresholds, as shown in Table 4-4 and Appendix A. Therefore, regional construction emissions would not be cumulatively considerable, and the impact would be less than significant. With respect to local impacts, cumulative construction particulate impacts are considered when projects may be within a few hundred yards of each other. Based on the list of cumulative projects identified in Table 4-25, there are no known projects within 1,500 feet of the proposed Project where major construction would occur concurrently with the Project. The Gold Line Extension Arcadia Station and parking structure project, which is the only project within 1,500 feet, is anticipated to be completed by December 2014, before the start of construction of the proposed Project. Therefore, there would be no cumulative construction particulate impacts. Long-term emissions, as shown in Table 4-6, would be well below regional thresholds, and therefore not cumulatively considerable. Therefore, the Project would not result in cumulatively considerable impacts to air quality. As discussed in Section 4.4, Biological Resources, mitigation was required for potential impacts to migratory birds (MM BIO-1).As stated in RR BIO-1, removal of the Engelmann Oak trees would require the Developer to obtain an Oak Tree Permit subject to the approval or conditional approval by the City. Other cumulative projects would also be subject to compliance with the City's tree ordinance and the MTBA. Therefore, the Project would not result in cumulatively considerable impacts to biological resources. 7 Section 15064(h)(3) of the State CEQA Guidelines states "A lead agency may determine that a project's incremental contribution to a cumulative effect is not cumulatively considerable if the project will comply with the requirements in a previously approved plan or mitigation program which provides specific requirements that will avoid or substantially lessen the cumulative problem (e.g., water quality control plan, air quality plan, integrated waste management plan)within the geographic area in which the project is located. Such plans or programs must be specified in law or adopted by the public agency with jurisdiction over the affected resources through a public review process to implement, interpret, or make specific the law enforced or administered by the public agency". 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"I - N ■ tl Ce z� 3 ie.saoefo,dpewiea xe\soNde„9\inomea1'ddachspe(o,dva 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration As discussed in Section 4.5, Cultural Resources, potential impacts related to unknown historic, archaeological, and paleontological resources, and human remains would be less than significant with incorporation of MM CUL-1. Since cultural resources are site-specific, no cumulative significant adverse impacts are expected from cumulative projects with implementation of site- level surveys and mitigation for individual development projects. Therefore, the Project would not result in cumulatively considerable cultural resource impacts. As discussed in Section 4.6, Geology and Soils, Project implementation would require compliance with MM GEO-1. Geology and soils impacts are generally site specific and there is typically little, if any, cumulative relationship between the development of a proposed Project and development within a larger cumulative area. For example, development at the Project site would not alter geologic events or soil features/characteristics (such as ground shaking, seismic intensity, or soil expansion) at other locations; therefore, the Project would not result in cumulatively considerable impacts. As discussed in Section 4.7, Greenhouse Gas Emissions, no mitigation is required for either short- term or long-term impacts due to Project implementation. Construction-related emissions would be negligible (14 MTCO2e/yr) and the total operational GHG emissions at buildout of the Project are estimated at 761 MTCO2e/yr, considerably less than the proposed SCAQMD Tier 3 screening threshold of 3,000 MTCO2e/yr for all land use types were applied in this analysis. Therefore, the Project would not result in cumulatively considerable GHG emissions impacts. As discussed in Section 4.9, Hazards and Hazardous Materials, potential impacts related to the handling of ACMs and LBP would be mitigated through MM HAZ-1. Emergency access and roadway hazards would be mitigated through MM HAZ-2 and MM HAZ-3. Although the cumulative projects listed may have potential impacts associated with hazardous materials, the environmental concerns associated with hazardous materials are site specific. Each project is required to address any issues related to hazardous materials or wastes. Federal, State, and local regulations require mitigation to protect against site contamination by hazardous materials. Therefore, there would be no cumulative hazards and hazardous materials impacts. As discussed in Section 4.9, Hydrology and Water Quality, no mitigation was required for either short-term or long-term impacts due to Project implementation. The Project's surface runoff water quality with appropriate BMPs during construction would comply with adopted regulatory requirements to ensure that construction activity does not adversely affect water quality in receiving streams. Implementation of the Project would not result in an increase in the amount of impervious surfaces on site and would not affect flooding or erosion. Cumulative projects would also be subject to regulatory requirements to address storm water quality and quantities. The Project would not result in cumulatively considerable hydrology and water quality impacts. As discussed in Section 4.10, Land Use and Planning, no mitigation was required for either short- term or long-term impacts due to Project implementation. The Project is consistent with the City's General Plan and would not require a general plan amendment or zone change. As with the proposed Project, previously approved and future development within the City is required to comply with the adopted land use plans, policies, and ordinances set forth in the General Plan and the Zoning Ordinance, as well as any other applicable planning documents, and be compatible with surrounding land uses. Therefore, the Project would not result in cumulatively considerable land use impacts. As discussed in Section 4.11, Mineral Resources, no mitigation was required for either short-term or long-term impacts due to Project implementation. The Project is not designated as a mineral resource area by the County or the State. According to the State Department of Conservation, the Project site has never been used for mineral recovery or mining activities and no designated, R\Projects\DDPArca\J00011MND\57 Wheeler MND_071814_Final Draft_BT.docx 4-102 Discussion of Environmental Checklist Questions 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration regionally significant mineral resources are on or near the Project site. Therefore, there would be no cumulative mineral resource impacts. As discussed in Section 4.12, Noise, no mitigation was required for either short-term or long-term impacts due to Project implementation. However, to ensure that impacts would remain less than significant, MM NOI-1 was included as a requirement of the Project. As required by the City, Project construction activities would be conducted in compliance with the City's construction noise standards. Construction activities of other related projects have the potential to overlap with the proposed Project's construction. Based on the list of cumulative projects identified in Table 4-25, there are no known projects within the immediate vicinity of the Project where major construction would occur concurrently with the Project. The Gold Line Extension Arcadia Station and parking structure project,which is the only project in the immediate vicinity, is anticipated to be completed by December 2014, before the start of construction of the proposed Project. Due to the remote likelihood of construction activity occurring in the immediately vicinity of Project construction activity at the same time, as well as the distance between the cumulative Projects and the nearest sensitive receptors, construction noise and vibration levels, which are less than significant, would not be cumulatively considerable. Operational noise associated with the Project is negligible and would not be cumulatively considerable. As discussed in Section 4.13, Population and Housing, no mitigation is required for either short-term or long-term impacts due to Project implementation. An increase of 109 residents is 56,8considered 6 r minimal the compared 2013 to projected epopulation of 64 300 persons by 2035 (SCAG 56,866 persons for the year 2013 2012). As with the proposed Project, previously approved and future residential development in the City will be required to comply with the adopted housing plans and growth policies set forth in the General Plan, as well as any other applicable planning documents. Therefore, there would be no cumulative impacts related to population or housing. As discussed in Section 4.14, Public Services, no mitigation is required for short-term and long-term impacts due to Project implementation. In general, cumulative impacts on public services occur with increasing demands for services from the Project and from related projects in the respective service areas of affected services. As with the proposed Project, previously approved and future development in the City will be required to coordinate with the appropriate public service departments to ensure that adequate levels of service are maintained. The AFD, APD,AUSD, and Recreation and Community Services Department regularly review their services and the needed increases in facilities, staffing, and equipment, as necessary,to adequately serve their service areas and keep response times acceptable.Therefore, Project implementation would not result in cumulatively considerable impacts to public services. As discussed in Section 4.15, Recreation, no mitigation was required for short-term and long-term impacts due to Project implementation. The Project incorporates private patios/balconies, a private courtyard area, and a public outdoor plaza. As required by the City, the Developer would be required to pay City park fees applicable at the time building permits are issued. Previously approved and future development in the City would be required to pay any applicable park fees as well. Therefore, Project implementation would not result in cumulatively considerable impacts to recreation. As discussed in Section 4.16, Transportation and Traffic, no mitigation was required for either short-term or long-term impacts due to Project implementation. Construction activities of other related projects have the potential to overlap with the proposed Project's construction. Based on the list of cumulative projects identified in Table 4-25, there are four known projects in the Project area where major construction could occur concurrently with the Project and possibly use the same transportation corridors (i.e., Santa Anita Avenue and Huntington Drive) for construction- R'.\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 4-103 Discussion of Environmental Checklist Questions 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration related traffic. However, as construction-related traffic impacts for all four related projects were determined to be less than significant (with mitigation, if necessary) in their respective environmental documents, it is anticipated that the local roadway network would have adequate capacity to handle the short-term traffic volume increases and impacts would not be cumulatively considerable. With respect to operational impacts, future with Project traffic conditions are analyzed in Section 4.16. The analysis incorporated the potential trips associated with the related projects listed in Table 4-22, as well as an ambient annual growth rate of one percent (1.0%) per year to the year 2016 (i.e., the anticipated year of project build out). Based on this analysis, it was determined that the Project would not create any significant impacts at the three study intersections and impacts would not be cumulatively considerable. As discussed in Section 4.17, Utilities and Service Systems, no mitigation is required for either short-term or long-term impacts due to Project implementation. As indicated by the City, there is adequate capacity available in the existing water, wastewater, and storm water drainage system to serve the Project. As with the Project, previously approved and future development in the City will be required to coordinate with the appropriate utilities to ensure that adequate facilities for utilities and services systems are available. There is ample capacity available in the El Sobrante Landfill in the City of Corona in Riverside County to dispose of both construction and operational solid waste. Therefore, the Project's demand for utilities and service systems during construction and operation would not result in cumulatively considerable impacts. c) Does the project have environmental effects which would cause substantial adverse effects on human beings, either directly or indirectly? Less Than Significant Impact. Project construction and operation would not have the potential to generate significant adverse impacts on human beings for the topical issues related to human health, including air quality, hazards and hazardous materials, hydrology and water quality, noise, or transportation and traffic. R\Projects1DDPArca\J0001\MND157 Wheeler MND_071814_Final Draft_BT.docx 4-104 Discussion of Environmental Checklist Questions 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration SECTION 5.0 REPORT PREPARERS City of Arcadia, Community Development Department Lisa Flores Planning Services Manager Fire Department Mark Krikorian Fire Marshal Police Department Sgt. Brian Ortiz Police Sergeant Public Works Services Department Ken Herman Principal Engineer Consultants Bon Terra Psomas Joan P. Kelly, AICP Principal-in-Charge ing eel Senior Project Manager Kristin Edward Pae K AICP Project Manager James P. Kurtz Air Quality/Greenhouse Gas Emissions/Noise Specialist Patrick O. Maxon, RPA Cultural Resources Specialist Christopher Starbird GIS/Graphics Julia Black Technical Editing Nicholas Jacobsen Word Processing Chattel, Inc. Jenna Snow Principal Associate Linscott, Law& Greenspan, Engineers Senior Transportation Engineer Alfred C. Ying, P.E, P.T.P. MCE Engineering Services, Inc. Richard A. Moore Principal Engineer Southern California Geotechnical, Inc. Principal Engineer Gregory K. Mitchell, G.E. Principal Engineer John A. Seminara, G.E. Report Preparers R-.\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Drafl_BT.docx 5-1 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration SECTION 6.0 REFERENCES Arcadia, City of. 2014(May 21, current through).Arcadia, California Municipal Code. Tallahassee, FL: Municipal Code Corporation for the City. http://library.municode.com/in dex.aspx?clientld=16197. .2011 (June). City of Arcadia Urban Water Management Plan 2010 Update. http://www.ci.arcad ia.ca.us/docs/final_2010_uwmp_u pdate.pdf .2010a (November). Arcadia General Plan. Arcadia, CA. http://www.ci.arcadia.ca.us/home/index.asp?page=1586 . 2010b (September). Final Program Environmental Impact Report, City of Arcadia 2010 General Plan Update. Arcadia, CA. http://www.ci.arcadia.ca.us/docs/feir_arcadia_gp_9- 29-10.pdf . 2008 (April). Traffic Volume Map. Prepared by Development Services Department Engineering Division. http://www.ci.arcadia.ca.us/docs/traffic_volume_april_2008.pdf Avid Water Systems. 2014 (May, access date). Water Usage Estimating Charts for Water Treatment Equipment. Churubusco, IN: Avid Water Systems. http://avidwatersystems.com/wp-content/uploads/2011/04/Water-Usage-Chart.pdf. BonTerra Consulting. 2013 (August). Air Quality Emissions Impact Analysis for the 57 Wheeler Mixed-Use Development Project in the City of Arcadia, California. Pasadena, CA: BonTerra Consulting (Appendix A). California Air Pollution Control Officers Association (CAPCOA). 2010 (August). Quantifying Greenhouse Gas Mitigation Measures. Sacramento, CA: CAPCOA. California Air Resources Board (CARB). 2011. (August 19). Final Supplement to the AB 32 Scoping Plan Functional Equivalent Document. Sacramento, CA: CARB. http://www.arb.ca.gov/cc/scopingplan/document/final_supplement_to_sp_fed.pdf California Climate Action Registry (CCAR). 2009 (January). California Climate Action Registry General Reporting Protocol (Version 3.1). Los Angeles, CA: CCAR. http://www.climateregistry.org/tools/protocols/general-reporting-protocol.html. California Department of Conservation, Farmland Mapping and Monitoring Program (FMMP). 2011. Los Angeles County Important Farmland 2011. Sacramento, CA: FMMP. California Department of Finance (DOF). 2013. Report E-5: City/County Population and Housing Estimates 2000-2010. Sacramento, CA: DOF. California Department of Transportation. 2004 (June). Transportation-and Construction-Induced Vibration Guidance Manual (prepared by Jones and Stokes). Sacramento, CA: Caltrans. http://www.dot.ca.gov/hq/env/noise/ pub/vibration man FINAL.pdf. California Department of Water Resources (DWR). 2013. California Water Plan Update 2013 (Chapter 3: Water Use Efficiency). Sacramento, CA: DWR. http://www.water.ca.gov/ calendar/materials/vol3_u rbanwue_apr_release_16033.pdf. R\Projects\DDPArca1J0001\MND157 Wheeler MND_071814_Final Draft_BT.docx 6-1 References 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration California Employment Development Department (EDD). 2014 (March 21). Monthly Labor Force Data for Cities and Census Designated Places (CDP), February 2014-Preliminary. Sacramento, CA: EDD. California Governor's Office of Planning and Research (OPR). 2003 (October). General Plan Guidelines. Sacramento, CA: OPR. Cendejas, J.C. 2014. (June 13). Email correspondence from J.C. Cendejas, Office Supervisor, Facilities and Planning for the Arcadia Unified School District to E. Paek, Project Manager at BonTerra Psomas. Chattel Inc. 2014 (April 14). 57 Wheeler Avenue Historic Resource Assessment. Sherman Oaks, CA: Chattel (Appendix C). Clayton Group Services. 2004. Phase I Environmental Site Assessment Arroyo Restaurant and Citizens Business Bank, 57 Wheeler Avenue and 125 First Avenue, Arcadia, California. Pleasanton, CA: Clayton (Appendix E). Flores, L. 2014 (March 24). Personal communication. Email correspondence from L. Flores, Planning Services Manager (City of Arcadia Planning Department) to K. Keeling, Senior Project Manager (BonTerra Psomas). Herman, K. 2014 (March 24). Personal communication. Email correspondence from K. Herman, Principal Engineer (City of Arcadia Department of Public Works) to L. Flores, Planning Services Manager (City of Arcadia Planning Department). Intergovernmental Panel on Climate Change (IPCC). 2007 (February). Climate Change 2007: The Physical Science Basis. Summary for Policymakers (Contribution of Working Group I to the Fourth Assessment Report of the Intergovernmental Panel on Climate Change). Boulder, CO: IPCC, Working Group I. Krikorian, M. 2014. (March 25). Personal communication. Email correspondence from M. Krikorian, Fire Marshal (City of Arcadia Fire Department) to E. Paek, Project Manager (BonTerra Psomas). Linscott, Law, and Greenspan Engineers (LLG). 2014a (June 20). Traffic Impact Study Wheeler Mixed-Use Project, City of Arcadia, CA. Pasadena, CA: LLG (Appendix F). 2014b (March 6). Parking Demand Analysis — Wheeler Mixed-Use Project, City of Arcadia, CA. Pasadena, CA: LLG (Appendix G). Los Angeles, County of. 1980 (as amended). County of Los Angeles General Plan. Los Angeles, CA: Los Angeles County, Department of Regional Planning. Los Angeles County Airport Land Use Commission (LA ALUC). 1991 (December, as amended through 2004). Airport Land Use Commission Comprehensive Land Use Plan. Los Angeles, CA: LA ALUC. http://planning.lacounty.gov/assets/upl/data/pd_alup.pdf. Los Angeles County Metropolitan Transit Authority (Metro). 2014 (last updated in June). Foothill Gold Line Construction News. http://www.foothillgoldline.org/cities-stations/arcadia/ Malekian + Associates. 2014 (April 17). Proposed Wheeler Mixed-Use Building Master Plan. Montrose, CA: Malekian. R.\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Drafl_BT.docx 6-2 References 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration Ortiz, B. 2014 (March 28). Personal communication. Email correspondence from B. Oritz, Seargent (City of Arcadia Police Department) to E. Paek, Project Manager (BonTerra Psomas). Sacramento Metropolitan Air Quality Management District (SMAQMD). 2009 (as amended through 2013). Guide to Air Quality Assessment in Sacramento County. Sacramento, CA: SMAQMD. http://www.airquality.org/cega/cegaguideupdate.shtml. South Coast Air Quality Management District. 2013. California Emission Estimator Model (CaIEEMod)TM Version 2013.2 (Developed by Environ International Corporation in Collaboration with SCAQMD and other California Air Districts). Diamond Bar, CA: SCAQMD. . 2010 (September 28). Greenhouse Gas CEQA Significance Threshold Stakeholder Working Group #15 (slide presentation). Diamond Bar, CA. SCAQMD. http://www.aqmd.gov/ceqa/handbook/GHG/2010/sept28mtg/ghgmtg15-web.pdf. . 2008 (October). Draft Guidance Document — Interim CEQA Greenhouse Gas (GHG) Significance Thresholds. Diamond Bar, CA: SCAQMD. . 1993 (as amended). CEQA Air Quality Handbook. Diamond Bar, CA: SCAQMD. . 1989 (as amended through 2007). Rule 1403: Asbestos Emissions from Demolition/Renovation Activities. Diamond Bar, CA: SCAQMD. http://www.aqmd.gov/rules/reg/reg14/r1403.pdf. . 1976a (May 7, adopted). Rule 402: Nuisance. Diamond Bar, CA: SCAQMD. http://www.agmd.gov/rules/reg/reg04/r402.pdf. . 1976 (May, as amended through 2005). Rule 403: Fugitive Dust. Diamond Bar, CA: SCAQMD. http://www.agmd.gov/rules/reg/reg04/r403.pdf. Southern California Association of Governments (SCAG). 2012 (March 12). 2012 Adopted RTP Growth Forecast. Los Angeles, CA: SCAG. 2001 (October 31). Employment Density Study Summary Report. Los Angeles, CA: SCAG Southern California Geotechnical (SCG). 2004 (September). Geotechnical Investigation — Proposed Mixed Use Project SWC Santa Clara Street at First Avenue, Arcadia, CA. Anaheim, CA: SCG (Appendix D). Steven's Tree Experts. 2014 (January 23). Oak Tree Evaluation and Protection Plan for the Wheeler Mixed-Use Building, 57 Wheeler Avenue, Arcadia. Pasadena, CA. (Appendix B). TMAD, Taylor and Gaines (TTG)2013. Proposed Wheeler Mixed-Use Building Domestic Fire and Water Calculation for Residential and Commercial Units, September 18, 2013. Pasadena, CA: TTG (Appendix E). U.S. Department of Transportation, Federal Transit Administration (FTA). 2006 (May). Transit Noise and Vibration Impact Assessment, FTA-VA-90-1003-06 (prepared by Harris Miller Miller & Hanson, Inc.). Vienna, VA: HMMH. http://www.fta.dot.gov/documents/ FTA_Noise_and_Vibration_Manual.pdf. R:\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 6-3 References 57 Wheeler Avenue Mixed-Use Project Initial Study/Mitigated Negative Declaration U.S. Environmental Protection Agency(USEPA). 2014(February 28, last update). Municipal Solid Waste. Washington, D.C.: USEPA. http://www.epa.gov/waste/nonhaz/municipal/. USA Waste of California, 2012 (September). El Sobrante Landfill Annual Monitoring Report (Reporting Period: January 1, 2011 through December 31, 2011). http://rivcocob.org/agenda/2012/12_18_12/12.01.pdf Walker Parking Consultants. 2012 (April 23). Downtown Arcadia Parking Study,Arcadia, CA. Los Angeles, CA: Walker. R..\Projects\DDPArca\J0001\MND\57 Wheeler MND_071814_Final Draft_BT.docx 6-4 References Attachment No . 3 Aerial Photo and Zoning Information Attachment No 3 This page has been left blank intentionally Site Address: 57 WHEELER AVE Property Owner(s): DPP ARCADIA LLC ` p, I p. I , . *•* vrt—, ♦ �. _ _ . .__ +tea • .. 2w f'n>�ct i . a•s ,,;. IOS .. • 111 a • I • ' el 0 a • • • ■ .. ism ^ - : w W 1. II IP Property Characteristics Selected parcel highlighted Zoning: DMU Ui1rj °a.,4,x,41111111111 t :.1111{11 General Plan: DMU :_ —4/C., �`' �IIII' ��. Lot Area (sq ft): gyp 10} :_. _ ilr w+�•sr�ua 911 + + Main Structure / Unit(sq.ft.): 7,706 �� I/ ��%;. '°T`t$iAIIli is 4 T^ntn Year Built: Bfw 1918- t'2.4 0 %/∎�,a :r` x ,; �-} ' Number of Units: 011►t,` ^°'`; « /; ✓!/ I 11111 \ • II IIIIIl11►t . L_ Overlays a HI-RI , rn��.,s,•m. ., Parking Overlay: n/a ::;�,. Downtown Overlay: n/a \' Special Height Overlay: H-4 :- Architectural Design Overlay: n/a Parcel location within City of Arcadia 0 I This map is a user generated static output from an Internet mapping site and is for Report generated 20-Aug-2014 reference only. Data layers that appear on this map may or may not be accurate,current, Page 1 of 1 or otherwise reliable. Attachment No . 4 Architectural Plans and Tentative Parcel Map Attachment No 4 This page has been left blank intentionally Attachment No . 5 Arcadia Downtown Community Benefit District Map Attachment No. 5 This page has been left blank intentionally Downtown Arcadia Community Benefit 1-)istrici St.Joseph St. 5773 006 ' o Ell t w 1l1 5773 Qtii (f hoih6, S 35 Santa Anita Ave. _ _ . ■ $7 ti,,,:-. , a$ (5773 006) ao 4 3g (5773 011) 42 . + .----.. . ,` . Wheeler St. 902 - ill 20 IR 900 '• 4 22 '■ `' 5773 012 577301 10 pi r 131 111111:111: a 22 a 7 ll[l� ii 30 I } Huntington Dr. 93.1 34 39x82726352423122320 18 38 37 t• ir $ 17 1 ^, 5773 013 94 5773014 UM Alta.St. EMI MD MB 34 -r W 13 33 5773 018 12 M M 5773 017) fEI 39 • Bonita Si. 3b 25 35 34 (5773 019) (5773 020) H(W{ITV �0 2 CIIII-America, Ille. California St. This page has been left blank intentionally Attachment No . 6 Photos of Surrounding Properties Attachment No 6 This page has been left blank intentionally MIN f'A., :41! yK f r t '..141 1. .. J+� 1.0 ie k." 1 k ar °•,, �'. +it 19 a : ITT . A ,� ` S1` av fi r 4 ,�'` ire` '" ar " «,..1.., M r "`err .3. k 57 Wheeler Avenue, . F • Subject Property *w ,, 4•; ..- .„, :'.115'?‘.BIT iii E I ` , ,” ! �, t •* ( �^ S, t 4 e ,,-?r*.? s. I ei .1.'. ..-'i tr, I k e, ,.4 A'. •� S R' 113 i 11'00...r"; i'..+ rJ if,,,-.. .i., 1..,:..,... `fi,i ,s.,Poli 7 , •• taioiz;4. . ,,g - p 1 at. ..k ' ''''''' "7-'''-.:,':i'...'',;,414.1t4,,t. 1.' View on First Avenue (Subject Site to the left) ih` ''•° 4' ; • ' .1.4::t #'1 �. a , rt i u -- "° East Girl Scout Headquarters ANIN 4 • 0. i 'ilt f d --"i 1 f44 is " .. .`tax 1164 I ' t I South—Medical Office •" " I .i4 t - . , ■ i ' ea r T may, � '. ' 1 • North—Gold Line Plaza ,,r, , „.. „...,,,..e.ver,, ._ , .,,!Aril' it' „ ....;,::;:::!,', „,.: . ' ., t _, ' ,:, , , . , k c r li %..„� c. a k�rx f rw, .r R ,.-� y�+ yyy `' ■i"&�#4 l - 1.... '' '''..-is ... • . .„.,. .. . ,.. N '" ii�0 !� gin' ,a. , Santa Clara Street-Second entrance to the subject site through ""' the 24 Hour Fitness parking This page has been left blank intentionally Attachment No . 7 300' Radius Map Attachment No. 7 This page has been left blank intentionally PROJECT INFORMATION 125 1 ST AVE./57 WHEELER AVE. ARCADIA, CA. SCALE 1"=200' �" �.. 1 I 11:.e v LM rvn l G ` \I \TILT a QSLf!'• « " i I N.10 JI a Srls•I yQro l9 lap , -1' at Os�f 2aQ $26f4 tY �t0 -4 .+.. 1 ® 't129" `l 25�( t - - /) 2a 23 22 21 ti 2O 19 Iii..--�--- '�/a Q a Qe 16 C 'r ab © 27 OhF t •%—t O - - , s+ ^'/use ti ri " n .tee. se K- R `'a a � it O 80 4 p I Z u t 8 r a O ({Lt�] a esters /8. P — _'�'�_ ,(Iligi... lsepn. - % 7 t a - _ Q xA Ali •,r ,i `1 f1h: A IOO 11 I2 ,015. e '� �a 4 O ® O ; -{ F S 8 7 8 9 10 z `r4 q as s la a zOt / Op., Q I i sr y4 if/.e! 4 - F As ne se Y ' •4 i 13 IQ■ a ST. JOSEPH •S. N, ST.t C ST. JOSEPH lu7 MEM .. si•r �ti as9 i igza, .et Q 8 O V 27 8 0 4: ', �O�' 61112:en O rou Q Mia \ es 15 C C117.1.3M112= . 00'..-Y F- roAO 8 �� y\ 1494 !1 -, L 4 `, Aj , " •1• !� ® 79 g7 _ 1111111 rAti ..,, \...s.ss>. N: .9 ato I 4 ui ,..,.. U SANTA C"TA I-$--3------------------ 1905T19O1 u t SOS x - ST 9 rt SANTA CLARA 1 PM 34 - 64 15 89 :+ S ///� lio N ) * 7s I Q sap 7 2 Z. so —--rt1 ..'.0 .'.414 m to m � —' Site ' r. '-'7.,....', \ \ w 0+00 Nh IIyI- .r-` ...nowt' r r MA C nf N 4++✓✓ 2 Ix . 666 �pq 7 1 L A ��71i 1• t4re�� 1 MO =WHEELER ti, t ,o, I� AVE. $ p I ��r ss e. • o„e WHEELEi} \Z \ AVE tf - n —if -- A- T •• • \• / Y /A_ W 4 Hi. ^ L2) v{' 'x"�° . �. ,3 © ` �. i. '. e7 i r a/ JO zc x e xe zs xs a x: x, < I. ,NT 1 k ,8 Q 06 R! © /�'. 2B 27 k • N r "I ./3..1.©,' it 0 ® �J F y 0 Qv 0 O s c 0 °O ° ' 0 1 I(i� .f. Aar 4 AIM I- A o I ,` I-ir,3 0 Ownership Map 300' L ®1 x'I INC 1 1 ° - _ J LS 4' j APN: 5773-006-039, 057 DR RHUNTINGTON uF9A-rop 7442 I I ,0pari= t V f Zr�i A M Mapping Service 02-522 21201 0t